PCSing to Ellsworth AFB: The Complete VA Loan & Relocation Guide
If you're PCSing to Ellsworth Air Force Base or planning to use your VA loan to buy a home in the Black Hills, welcome—you’re moving to one of the most stunning and family-friendly duty stations in the country.
Whether you're coming from California, Texas, Florida, Colorado, or overseas, this guide will help you navigate everything: housing, VA loan requirements, the local market, commute times, and how to buy even when you’re still out of state.
Why Ellsworth AFB Is a Highly Rated Assignment
Military families consistently list Ellsworth as one of their favorite stations thanks to:
Short, low-stress commutes
Safe, family-oriented neighborhoods
Lower cost of living than many previous stations
Strong VA loan acceptance in the area
Excellent outdoor lifestyle with national parks, lakes, and trails
The growing B-21 Raider program, which is driving new development, jobs, and long-term demand for housing
You’re not just moving to a base—you’re moving to a community.
How the VA Loan Works in the Black Hills
The VA loan is incredibly powerful here, because most homes in Pennington and Meade County are VA-friendly.
Key Benefits of Using VA in the Black Hills
$0 down payment
No PMI (huge monthly savings)
Competitive rates
Ability to buy again with restored or partial eligibility
Strong acceptance by sellers in this market
Unique Local Factors VA Buyers Should Know
Many homes here include:
Wells
Septic systems
Propane tanks
Acreage
Rural roads (gravel/HOA/private maintenance)
None of these are deal-breakers. You just need:
The correct inspections
A VA-experienced local lender
A Realtor who knows how to structure VA-friendly offers
I work closely with several top VA lenders in Rapid City who know exactly how to navigate local property requirements.
Best Neighborhoods Near Ellsworth AFB
Here’s a breakdown of military-favorite areas based on commute, affordability, lifestyle, and appreciation.
1. Box Elder (Closest to Base)
Commute: 3–12 minutes
Price Range: Low $300s–mid $400s (newer homes trending higher)
Why military families love it:
Fastest access to the gate
New construction booming
Strong appreciation thanks to B-21 growth
VA loans very common here
Great for buyers wanting convenience and newer homes at a solid price.
2. Rapid Valley (East Side of Rapid City)
Commute: 10–15 minutes
Price Range: Low $300s–mid $400s
Why buyers choose it:
Affordable
Newer subdivisions
Family-friendly streets
Close to Hwy 44 and shopping
Perfect blend of convenience and value.
3. Summerset & Piedmont (North of Rapid City)
Commute: 15–20 minutes
Price Range: $350k–$550k
Why it’s popular:
Newer homes
Quiet, clean neighborhoods
Easy access to I-90
Strong Meade School District
Feels suburban without being far from the base.
4. Southwest Rapid City (South of Catron Blvd)
Commute: 20–28 minutes
Price Range: $400k–$700k+
Why people love it:
Modern floor plans
New construction options
Great for medical workers (near Monument Health)
Quick access to trails and the Black Hills
Ideal for families wanting newer amenities and a growing community feel.
5. North Rapid / I-90 Corridor
Commute: 8–15 minutes
Price Range: $250k–$400k
Why it’s a good fit:
Best value for budget-conscious buyers
Easy interstate access
Fast drive to downtown and base
A great starting point for first-time military buyers.
Buying While You’re Still Out of State
Most of my military clients buy before they physically arrive. It's normal—and easy—with the right process.
Here’s how we do it:
Virtual Tours
I walk you through the home via FaceTime or video, pointing out flooring, layout, neighborhood noise, nearby homes, and anything a camera won’t show.
Digital Signing
Every document—offer, disclosures, closing docs—can be signed online.
Inspections You Don’t Need to Attend
I attend the inspection for you, record videos, and send full reports with explanations.
Remote Closings
You can close from anywhere in the world, even during deployment or training.
Temporary Lodging Coordination
I help you time your:
TLF stay
Household goods delivery
Closing timeline
You don’t need to be here to buy confidently.
When Should You Start the Buying Process?
For PCS moves, the ideal timeline is:
3–4 Months Before Arrival
Get pre-approved and start casually browsing.
1–2 Months Before Arrival
Begin serious home shopping and remote tours.
Make an offer and schedule inspections.
0–2 Weeks Before Arrival
Closing day + keys
(HHG delivery can be coordinated around this)
Many military buyers close the week they arrive—it’s that efficient with the right planning.
Should You Rent or Buy?
Buying makes sense if:
You’ll be here 2+ years
You want to build equity
You prefer stable housing costs
You want more space or a yard
You’re using your VA benefit
Renting makes sense if:
It’s a short assignment
You want to get to know the area first
You may deploy and prefer low responsibility
I help with both—no pressure either way.
PCS-Pro Tip: Homes Near Ellsworth Hold Value Extremely Well
Because of:
The incoming B-21 mission
Steady PCS rotation
Rapid City’s overall growth
Homes near the base stay in demand year-round.
If you buy smart, your home can become a long-term asset or a future rental.
Ready to Make Your PCS to Ellsworth AFB Smooth & Stress-Free?
Whether you’re already in Rapid City or still stationed halfway across the country, I’m here to make your PCS move easy, efficient, and confidence-filled.
From VA loan guidance to remote home tours, I help military families every single week—and I’d be honored to help you too.
Chris Twiggs, Realtor & Property Management Expert
Rapid City SD
605-545-1218
chris@christwiggsrealty.com