The Reserve on Higgins Creek
Seventeen straight years of building, 303 homes, and it still has not stopped.
- Build Era
- 2007 to 2023, median 2015
Facts checked August 2026
Gallatin, Absaroka, Pintlar, Beartooth Loop. The street names came off a Montana map, and the streets themselves are wide, curbed and lit, with sidewalks that connect rather than stopping at a phase line. What makes it unusual is that the builders never left. Walk one block and a fifteen year old resale with a fenced yard and a basketball hoop stands next to a house that got its windows last month. Almost nowhere else in the northern Hills lets you stand in one subdivision and compare a settled house against a brand new one on the same street, in the same school district, on the same utilities. It is north of I-90 and inside city limits, so water, sewer and plowing are the city’s. Higgins Creek runs through the plat, which is pleasant and is also the one thing to check on paper.
Seventeen years without a gap
Building started in 2007 and has not stopped, at fifteen to twenty two houses a year, straight through the years when other subdivisions in this region went quiet. The practical benefit is appraisal comparables in both directions: real recent sales on settled houses and real recent sales on new ones, in the same plat.
It also means the newest streets still act like a job site while the oldest ones act like a neighborhood. Ask which phase an address sits in and what is platted behind it before you get attached to a back yard view.
The creek
Higgins Creek does not follow the plat line, so the subdivision-level flood answer is useless to you. Check the FEMA flood map for the specific parcel, and on the lower lots ask about the last time water came up and where the grading sends it. Lenders care about this and so should you.
How far to things
- Downtown Rapid City
- 57 min, 51.8 mi
- Nearest hospital
- In town
- Rapid City Regional Airport
- 75 min, 63.5 mi
Monument Health Spearfish Hospital
Typical driving time with clear roads.
Why buyers choose The Reserve on Higgins Creek
- Seventeen straight years of building and 303 homes, on city water and sewer.
- Built 2007 to 2023 with a 2015 median, so there is both new and settled stock.
- Inside Spearfish city limits.
At a glance
- Construction Era
- 2007 to 2023, median 2015
- New Construction
- Limited
Last verified August 2026. How these figures are calculated
What to check at this address
- Jurisdiction
- City of Spearfish
- Water
- City of Spearfish municipal water.
- Sewer
- City of Spearfish sewer.
- Streets and snow
- City of Spearfish plows. Spearfish does not publish a priority route map, so ask how the specific street clears rather than assuming the whole subdivision is treated the same.
- School district
- Spearfish School District 40-2
- Fire district
- City of Spearfish Fire Department
- Fifty seven minutes to Rapid City and 72 to the Ellsworth gate.
- A creek runs through the development, so check the FEMA flood map for the specific parcel rather than the subdivision.
- It still has not stopped building, so expect further phases.
- Spearfish does not publish a plow priority map.
Open the ones that apply to the address you are looking at.
Radon
The Black Hills sit on granite and radon levels here run high, so test during the inspection period and price mitigation into your offer if the number comes back elevated.
Read the full guideHail and roof age
Hail season here runs from late May through August, so ask for the roof age, the last claim history and any impact-resistant rating before you write.
Property taxes
Look up the actual assessed value and the current levy for the parcel instead of trusting the listing figure, which is often a year or more behind.
Read the full guideFlood mapping
Check the FEMA flood map for the parcel rather than the subdivision, because a creek can put one lot in a mapped zone and leave the one next to it out. If any part of the parcel is in, get a quote before your deadline.
What is still to be built nearby
Ask the city or county what is platted on the ground next to you and how many phases are left. A view over open dirt is a construction site first and something else later, so find out which lots are already sold.
Homes for sale in The Reserve on Higgins Creek
Nothing of mine is listed in The Reserve on Higgins Creek today. This search is set for The Reserve on Higgins Creek and shows whatever is active there right now.
EvidenceThe county record, in detailParcel counts, recorded prices and what each figure comes from for The Reserve on Higgins Creek.
How far along it is
303 of the 364 parcels at The Reserve on Higgins Creek carried a house as of the 2023 cutoff, leaving 61 without one.
- Platted Parcels
- 364
- Parcels With A House
- 303 (83%)
- Bare Lots
- 61
A bare lot is a lot with no house on it. It is not a listing. Most are owned by somebody who is not selling.
The largest Spearfish plat, with 61 lots still without a house, so phases are still going in even though most of the subdivision is finished. Ask which phase an address sits in and what is platted behind it.
Lawrence County parcel records, 2023 cutoff. Ask me for anything more current.
The parcel counts here come from Lawrence County records with a 2023 cutoff. This subdivision has added between fifteen and twenty-two homes a year since 2007, so the current built count is higher than 303.
Common questions about The Reserve on Higgins Creek
Is The Reserve on Higgins Creek still building?
Yes, and it has not stopped in seventeen years: 66 homes from 2007 to 2009, 76 from 2010 to 2014, 81 from 2015 to 2019, and 80 from 2020 to 2023. That is between fifteen and twenty-two homes a year, every year. Almost nothing else in the northern Hills has kept that up.
How big is it?
364 platted parcels with 303 homes built as of the 2023 county cutoff. It is the largest residential subdivision in Spearfish by parcel count.
Is it new construction or resale?
Both, often on the same street, which is the unusual thing about it. Homes here date from 2007 to 2023, so you can compare a fifteen year old house against a new one without leaving the subdivision.
Is it inside Spearfish city limits?
Yes, all 364 parcels, north of I-90, in Spearfish School District 40-2.
What to check before you write an offer
On any address you are serious about, buyer due diligence should include the school assignment from the district, the water quality report from the utility that serves it, and the assessed value and levy from the county. Here are the sources for each one.
The sources, by category
Schools
Confirm the assigned school for a specific address with the district, because boundaries change and they change more often than people expect. Spearfish School District 40-2 · School and district profiles on GreatSchools · Preschools and private schools in the Black Hills
Drinking water
Every public water system publishes an annual water quality report. Read the one for the system that serves the address you are considering, not the one for the town next door. Rapid City water quality reports · City of Box Elder Water Division · City of Spearfish water · EPA drinking water lookup
Property taxes and assessed value
Lawrence County Equalization · Pennington County Equalization · Meade County Equalization
The county record, the plat and the recorded covenants are the three documents to read on any address here. I do not rate schools and I do not characterize neighborhoods as safe or unsafe. Those readings are yours to make from the sources above.
Also compare
See what's for sale now
These open my search site, where the listings update from the MLS through the day. This page is the background; that one is the inventory.
Keep reading on Spearfish
One of South Dakota's fastest growing towns, with a university, a canyon out the back door and a downtown you can walk across.
Five to ten acre lots south of Spearfish, platted around 2000 and still two thirds unbuilt.
A 1970s acreage pocket west of Spearfish, outside the city, with its own road district.
Native sandstone storefronts, an opera house that still books shows, and a campus at the middle of it.
A golf community on the old Frawley Ranch, inside city limits, with 82 lots still open.
My free buyer's guide, written for wells, septic, hail history and PCS timelines in this region.
Price, down payment, rate, taxes, insurance and HOA in one number.
New to the Black Hills? Start with the questions people ask.
This is the rare plat where a 2009 house and a 2026 house are directly comparable. Put both side by side against the same payment and seventeen years of finish level shows up quickly.
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.
Talk to Henry
Call or text 605-490-2040 and we can talk through what is realistic in The Reserve on Higgins Creek right now, including what has closed nearby.
Last updated August 2026
This guide is general information, not legal, tax, lending or financial advice. Facts and figures are cited from public sources as of August 2026 and change over time. Henry Roy is a licensed real estate professional with Ascend Realty in South Dakota. Equal Housing Opportunity.