Edgemont, South Dakota
The affordability frontier. Population 860. $103K median home price — debt-free in 5-7 years. Zero state income tax. Save $15,000-$20,000 per year vs. the national average. The southernmost Black Hills community with real ranching roots and wide-open land.
860
Population
$103K
Median Home
33-43
Y5 Relocations
Debt-Free
Key Advantage
The Opportunity
Why Edgemont
The lowest housing costs in the entire BHC network. A ranching community with space, affordability, and a path to debt-free homeownership that no coastal city can match.
Lowest Housing Costs in the Network
$103K median home price — 3.8x below the national median of $395K. The most affordable entry point in the entire Black Hills Consortium.
Debt-Free in 5-7 Years
A $75K salary with a $103K mortgage means you own your home outright in 5-7 years while your coastal peers are still renting.
Zero State Income Tax
South Dakota has no state income tax. Combined with rock-bottom housing, you save $15,000-$20,000 per year vs. the national average.
Own School District
Edgemont School District 23-1 with small class sizes and community focus. Your kids are not a number — they are known by name.
Ranching Heritage
Authentic western ranching community since the 1890s. Working cattle ranches, rodeo culture, and neighbors who still wave from the road.
Black Hills Army Depot History
The former Igloo military complex tells a unique Cold War story. Thousands of acres of open land and a resilient community that has reinvented itself before.
The Math
The Wealth-Building Advantage
A $103K home with zero state income tax. Save $15,000-$20,000 per year vs. the national average. Own your home outright in 5-7 years.
| Category | Edgemont, SD | Denver, CO | Austin, TX | New York, NY |
|---|---|---|---|---|
| Median Home | $103K | $590K | $475K | $750K+ |
| Monthly Mortgage | ~$560 | ~$3,200 | ~$2,600 | ~$4,100 |
| Property Tax (annual) | ~$1,200 | ~$3,500 | ~$8,300 | ~$9,000+ |
| State Income Tax | 0% | 4.4% | 0% | 10.9% |
| Annual Savings vs. Nat'l Avg. | $15-20K | — | — | — |
Housing
Own Your Home, Not a Mortgage
At $103K median home price, Edgemont has the lowest housing costs in the entire BHC network. A remote worker earning $75K+ can pay off their home in 5-7 years and build real, generational wealth — something almost impossible in coastal markets.
Housing Demand Projections
Based on relocator + BHC satellite growth
Education & Careers
Small School, Big Futures
Edgemont School District 23-1 with community-focused education, Seed Academy tech training access, and BHC positions at $145K+ minimum.
Education
- Edgemont School District 23-1 (own district, ~100-130 enrollment)
- Small class sizes — every student known by name
- Seed Academy — AI, Vibe Coding, Remote Work training (Hot Springs)
- 25% tuition discount for relocator families
- +25-32 new students by Y5 = 19-32% enrollment increase
- SD funding: $6,200/pupil — could save below-threshold programs
BHC Presence in Edgemont
1-2 satellite BHC jobs Y1, all positions $145K+ (equiv. $210K+ in Denver)
Lifestyle
Where the Black Hills Meet the Prairie
Angostura Reservoir, Wind Cave National Park, Cheyenne River, and wide-open ranch country — the southernmost gateway to the Black Hills.
Angostura Reservoir
Fishing, boating, swimming — Fall River County's lake
Wind Cave National Park
World's densest cave system, ~30 min north
Black Hills Nat'l Forest
Millions of acres of pine forest and trails
Cheyenne River
Kayaking, fly fishing, scenic river valley
Ranching & Horseback
Working cattle ranches, trail rides, rodeo culture
Trails & Pioneers Museum
Local history, railroad heritage, frontier stories
Custer State Park
71,000 acres, bison herds, ~45 min north
Mountain Biking
Mickelson Trail access, gravel roads, open terrain
Stargazing
Minimal light pollution — Milky Way visible nightly
Hunting & Fishing
Deer, turkey, antelope — some of SD's best tags
Economic Impact
$12.5M Cumulative Impact Over 5 Years
33-43 new households bringing remote-worker salaries into an affordable community. Every dollar stretches further here — and the local multiplier effect transforms the town.
| Year | New Relocations | Cumulative | Local Impact (1.6x) |
|---|---|---|---|
| Y1 | 4-6 | 4-6 | $600K |
| Y2 | 5-7 | 9-13 | $1.97M |
| Y3 | 6-8 | 15-21 | $1.97M |
| Y5 | 10-12 | 33-43 | $4.37M |
| Y10 | 12-15 | 85-100 | $11.0M |
$2.73M
Combined Local Payroll (Y5)
Relocator + BHC satellite jobs
$29K/yr
New Tax Revenue (Y5)
Property + sales tax
$12.5M
5-Year Cumulative Impact
1.6x economic multiplier
Local Businesses
The Businesses That Make Edgemont Home
A tight-knit business community where owners know your name. New relocators mean new customers for every storefront on Main Street.
Hat Creek Grill
Restaurant & BarThe town gathering spot — burgers, steaks, and cold beer after a long day.
Ranchers Feed & Supply
Agricultural SupplyServing the ranching community with feed, hardware, and local knowledge.
Community Grocery
GroceryThe local grocery store keeping Edgemont fed and self-sufficient.
Cowboy Inn
LodgingWestern hospitality for visitors and temporary housing for new arrivals.
Khantong Thai Cuisine
RestaurantAuthentic Thai food in rural South Dakota — proof that small towns surprise you.
Gun Vault
Firearms & OutdoorsFirearms, ammunition, and outdoor gear for the hunting and ranching lifestyle.
Location
The Southern Gateway
Edgemont is the southernmost partner city in the BHC network, sitting where the Black Hills meet the open prairie of Fall River County. It is the affordable anchor of the consortium.
Network Connections
Edgemont connects to the full BHC ecosystem
Ready to Build Real Wealth?
Apply today to relocate to Edgemont. $10,000-$15,000 cash incentive, housing assistance, co-working access at Grow Campus (~60 min north in Custer), and a community where your dollar goes 3x further. Own your home in 5-7 years. Site visit weekends available monthly.