Market observations, preparation guides and relocation planning for buyers and sellers across the Black Hills.
How South Dakota permits and regulates private wells, the water testing I recommend before closing, what FHA and VA loans actually require, and how to pull a well's history before you rely on it.
August 10, 2026
Why automated estimates disagree so much in our market, what a real comparative market analysis involves, and how pricing strategy drives days on market and final price.
August 9, 2026
No state income tax, assessments at market value, and one classification you must apply for after you buy. That last step is the one buyers miss most.
August 9, 2026
Our granite geology puts these counties in the EPA's highest radon potential zone, so elevated tests are common here. A high number is a negotiation item, not a deal killer.
August 9, 2026
Rental rules in this region change at the city line, and in two towns the right to rent ends the day the property sells. Here is the town by town picture and the diligence I run before an investor writes an offer.
August 9, 2026
Everybody asks about Rapid City and Spearfish. Meanwhile there are eight small towns around the Black Hills with real character, real landmarks and easier price points.
August 9, 2026
Rapid City, Box Elder, Piedmont, Sturgis, Spearfish, Lead, Deadwood, Hot Springs, Custer and Hill City, compared on commute, inventory, and price.
August 7, 2026
Photography curated to the home, property film, premium portal placements, targeted digital campaigns, and pricing built on evidence. The full luxury listing playbook.
August 6, 2026
Water, waste, and legal access decide whether a rural property is a good buy. Here is the homework I do on every acreage transaction.
August 5, 2026
Where incoming airmen actually search, how the VA loan works in this market, and the timeline that makes a PCS move into the Black Hills go smoothly.
August 4, 2026
The fastest way to reach me is the phone. Call or text 605-490-2040 and you will get me or a call back, usually the same day. If writing is easier, send a note and tell me what you are working on.