Valley View Subdivision
New streets and open lots west of Avalanche Road inside Sturgis city limits, with Bear Butte and the hills out across the valley.
- New Construction
- Active
Facts checked August 2026
Bear Butte stands off to the northeast, a pine ridge runs across the middle distance, and the older houses on Alder Place sit below the new pavement. Oakwood Street and Harvest Hills Drive are in. Curbed, striped nowhere, empty. The reason to look at this side instead of Harvest Meadows across Avalanche Road is simple: you are a road width and a plat farther off the interstate edge, and the view is out across the valley rather than down at traffic. Same city services. Sturgis water and sewer, Sturgis Police, the Sturgis Volunteer Fire Department, city plowing once the streets are accepted. Valley View and Harvest Meadows adjoin and are tied together by Harvest Hills Drive, but each carries its own plat. The aerial above takes in the whole development area, so not every street in the frame is Valley View ground.
Where it is
West side of Avalanche Road, north of Alder Place, inside the City of Sturgis in Meade County. Oakwood Street and Harvest Hills Drive are the platted public streets.
Where this stands as of today
The Sturgis City Council adopted Resolution 2026-41 approving the Valley View final plat on August 3, 2026, and it was published August 14. The resolution becomes effective September 4, 2026, so today this is a council approved layout rather than a recorded plat with lots you can close on. Pivot Development Group, LLC is the developer.
The aerial shows no finished homes on the new streets, and there is no resale history for the plat. Builder, home plans, pricing, the lot release schedule, covenants and any association are not established in the public record yet.
What the approved layout contains
Lots 1 through 24 in Block 1, Lots 1 through 24 in Block 2, one more lot in Block 3, one more in Block 4, and the rights of way for Oakwood Street and Harvest Hills Drive. Two Valley View portions in the TIF and legal description, roughly 8.94 acres plus 1.99 acres.
So 48 numbered lots in the two main blocks and two odd lots beside them. This page does not assign a use to those two, because the paper does not state one. Fifty lots is not fifty houses, none of them are described here as for sale, and the older preliminary phase counts that circulated before this plat are superseded by it.
New systems, and the winter question
City water, city sanitary sewer, pavement, curb and gutter. TIF 29 covers the Harvest Meadows and Valley View project and is structured to reimburse eligible public improvements. New mains and a new street instead of a forty year old system with forty year old surprises under it. That is worth something on a February morning and worth something to an insurance quote.
The catch is that dedicated right of way is not accepted street. Until the city accepts Oakwood Street and Harvest Hills Drive, plowing is a question rather than a service, and neither street appears on the published snow priority materials.
Open ground behaves differently
No trees, no established yards, nothing broken in. Wind crosses this ground without anything to slow it, water goes where the grading sends it, and the skyline you buy is the skyline of a construction site for several years.
What homes cost here
No verified closed-sale set or builder pricing is published for Valley View, so this page prints no median, price band or budget tiers. The lots on the final plat are a legal layout, not an inventory list.
Current pricing and terms for a specific lot number come from the developer or builder, in writing.
How these figures are calculated
How far to things
- Downtown Rapid City
- 33 min, 28.9 mi
- Nearest hospital
- In town
- Rapid City Regional Airport
- 51 min, 40.6 mi
Monument Health Sturgis Hospital
Typical driving time with clear roads.
Why buyers choose Valley View Subdivision
- The more single family oriented side of the Avalanche Road project, going by the original city plan.
- Inside city limits with municipal water, municipal sewer and city plowing on accepted streets.
- Quick access to Interstate 90 and central Sturgis while sitting west of Avalanche Road rather than against the interstate edge.
- Open hills and Bear Butte views from parts of the development, though not from every lot.
- New streets and current municipal infrastructure instead of forty year old systems.
- Early stage selection, before the finished housing pattern on these two blocks is established.
At a glance
- New Construction
- Active
Last verified August 2026. How these figures are calculated
What to check at this address
- Jurisdiction
- City of Sturgis
- Water
- City of Sturgis municipal water, activation verified by lot
- Sewer
- City of Sturgis sanitary sewer, activation verified by lot
- Streets and snow
- City of Sturgis plows accepted public streets. Oakwood Street and Harvest Hills Drive are new and do not appear on the city's published snow priority materials yet, so no plow tier or time is promised here.
- School district
- Meade School District 46-1
- Fire district
- Sturgis Volunteer Fire Department
- No mature trees, established yards or resale history yet.
- Construction traffic and changing views are part of the next several years.
- Lot grade, drainage and what is platted behind a lot matter on open ground like this.
- City plowing is expected after the streets are accepted, but they are not on the city's snow priority materials yet, so no tier or time is promised.
- Builder, home plans, lot release schedule, pricing, covenants and incentives are unverified. Ask for all of it in writing.
- Interstate 90 and Avalanche Road traffic still deserve a listen from the exact lot, even on this side of the road.
Open the ones that apply to the address you are looking at.
New construction terms
Construction traffic and a changing skyline are part of the next several years on these streets.
What the base price leaves out
Get the builder's included list in writing and compare it to the model you walked. Landscaping, sod, fencing, a finished basement, appliances and window coverings are the usual gaps, and they add up fast.
What is still to be built nearby
What is platted behind and beside a lot matters more here than anywhere with mature neighbors. Read the current plat for the ground around the lot you want before you decide what the view will be in five years.
Covenants and HOA documents
Covenants and any association are not published yet. Ask for the recorded documents, the annual cost and who enforces them.
Where the water goes
This is open ground being graded. Lot grade, where water leaves the lot and what sits uphill of it are worth a look on the actual parcel, and worth a question to the developer about the drainage design.
Hail 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.
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 guideProperty 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 guideSnow removal on this street
City plowing is expected on the dedicated public rights of way after the city accepts them. These streets are not on the existing snow priority materials, so ask the city about acceptance and tier rather than assuming one.
Which school this address feeds
A district line can run through a single subdivision, so confirm the assignment for the specific address with the district office rather than the plat or the listing. Boundaries also change between years.
Search near Valley View Subdivision
Nothing of mine is listed in Valley View Subdivision today. This wider search covers Sturgis, so it takes in more ground than this one subdivision.
Common questions about Valley View Subdivision
How many lots are in Valley View Subdivision?
The August 2026 final plat identifies 48 numbered lots across Blocks 1 and 2, plus one additional lot in Block 3 and one in Block 4. That is the legal layout. It does not mean all of them are residential homesites, and it does not mean any of them are currently for sale.
Is Valley View the same neighborhood as Harvest Meadows Estates?
No. They adjoin off Avalanche Road and share Harvest Hills Drive, and both sit inside TIF District 29, but each has its own final plat. The aerials on both pages look across the combined area rather than one plat.
What do homes cost in Valley View?
No verified closed-sale set or builder pricing is published for Valley View, so there is no honest figure to print. Current pricing and terms should come from the developer in writing for the specific lot number.
Will the city plow these streets?
City plowing is expected on the dedicated public rights of way once the city accepts them. Oakwood Street and Harvest Hills Drive are new and are not on the city's published snow priority materials, so ask the city about acceptance and route tier rather than assuming a plow time.
What school district serves Valley View Subdivision?
Meade School District 46-1. Confirm the assigned building for a specific address with the district.
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. Meade School District 46-1 · School and district profiles on GreatSchools · Preschools and private schools in the Black Hills
Crime data
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
Meade County Equalization · Pennington County Equalization · Lawrence 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
The adjoining plat across Avalanche Road, sharing Harvest Hills Drive and sitting closer to the interstate.
Pine View and Davenport RanchAlso active new construction in Sturgis, with finished houses to walk through.
Dolan Creek EstatesA newer Sturgis plat that is already finished, with a public park inside it.
Vernon Heights EstatesThe established hillside alternative on the same city services.
Keep reading on Sturgis
A full-service small town at the north end of the hills, ordinary 50 weeks a year and the center of the world for the other two.
Built around Boulder Canyon Golf Club, with a brand new clubhouse and 159 lots still open.
Moose, Badger, Blacktail and Whitetail, south Sturgis on city water and sewer, 115 of the 120 recorded parcels carrying a house.
106 single family lots on 34 acres south of I-90, built mostly between 2015 and 2021, with a covered public playground on Meadows Drive.
A county seat downtown that runs on ordinary weeks and one extraordinary one.
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.
Two plats, one shared street and a lot of open dirt makes it easy to buy the wrong side of Avalanche Road. For any lot here, settle which plat it sits in, who controls it, whether the street and utilities have been accepted, and what is approved around it.
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 Valley View Subdivision 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.