Southern Gal looking to relocate north (Sioux Falls, Rapid City: sales, real estate, rent)

[tugofwargame]

Deep South gal here looking to move northwards. Which area of SD would have the mildest winter temps / snow levels, with ability to have decent garden?

If I find vacate property first, are there areas where I can set up RV or trailer home?

Do homes have to be winterized if I leave for extended periods of time during winter? Haven't lived up north as an adult, and don't know much about living in colder climates from a homeowner point of view.

[Jammie]

Hi TugOfWar, what part of the South do you live in? I just want to warn you that the climate is very different up here compared to the South. You'll find the least amount of snow in the southeastern part of So. Dak, but you'll find the milder temps in the western part of the state. If you like flatter land, the eastern side is for you. Our state is divided by the Missouri River. West River has beautiful hills and scenery. Mt. Rushmore and the Badlands and the Black Hills are West River. You may want to do a detailed profile on cities like Rapid City, Spearfish, Deadwood,(yup, that's the town that the HBO show is about) Sioux Falls (our largest city), Mitchell, Huron, Chamberlain, etc. Don't be misled by the facts that state that our temps on a normal January morning average 4 degrees. We normally have some pretty rough windchills and it can feel as cold as forty or fifty below or even worse. We've been so fortunate the past two winters and it's been beautiful. The area I live in has an average annual snowfall of 30 inches. Spearfish has an average annual snowfall of 90 inches, but their temps get above freezing and their snow melts. There are times that we have a snowfall in Oct. and it doesn't melt here until April. West River has a semi-arid climate so there's very little humidity there. East River has humidity, but not what you'd be used to coming from the South.

As far as mobile home or camper living~you'd probably need to have it in a mobile home park or a campground respectively. The lot rent in most mobile home parks in SD range from about 130-175 per month. That would include things like your water, sewer, garbage, and snow removal. You'd definitely have to have your home winterized and you'd probably also need to put heat tape around your pipes even if you're living there.


Now that I'm done complaining about our winters~So. Dak. is a very beautiful state. It's also very peaceful with low crime rates, friendly people, slow pace of living, etc. If you have any follow up questions, I'd be happy to try to answer them for you.

[tugofwargame]

From S. Florida.... but I grew up not too far from Duluth, MN, so I know about that kind of cold (including real temps of -40). I need to be out of high humidity for health reasons, and miss the 4 seasons.

I was misled on the temps, as I did look that up last night.... ok so the weather is closer to Duluth/Superior type winter. Oct-Apr snow, ok, again like Duluth. Sounds like I might need a summer home there and head a bit south during the coldest months, until I re-adjust.

I have been reading thru the posts, and the state does sound like it should be at the top of my list of places to check out tho. In particular friendly people, low crime, low tax & cost of living.

Western side of state with better temps but more snow? What about soil - is the west side rocky or able to be tilled for growing crops? Is the Eastern side similar to MN/WI as far as farmland?

Really looking forward to driving up that way, although at this rate might not make it until the spring. I'll have to google the areas you mentioned until I find my big maps which are packed around here somewhere...

To you knowledge, if I bought say 5-40 acres outside of a small town, do areas generally have objections to people living in an RV type camper , until I decide on a permanent home, I'm thinking of being up there until the worst of the weather, and down south for the coldest months.

Down where I am, you can't live in an RV on property (or even a permanent type mobile home).... silly, because here it would be great to hitch up and leave when those "little wind storms" threaten....

Thanks for info.

[Jammie]

Hi Tug, it's good to know that you're familiar with our winters because it would be a terrible shock for someone from down South who has never lived through a winter like we have some years. Yup, our weather here is a lot like Minn, maybe a bit warmer though. Minn has some awful temps during the winter.

There are people who have mobile homes on their lots or acreages in the country. The only way you'd run into trouble is in town since a lot of towns no longer allow mobile homes on separate lots. But it sounds like you're looking more at being in the country and I really don't think there would be a problem with that. It's actually wise to have a camper to live in when you relocate in case the area isn't what you're looking for. I really like that idea.

You're right about the soil. East River has about the same geography that Minn. has. It's flat farm land with just a bit of prairie still left. There are some counties with some high producing cropland. East River wouldn't be too much different from Minn. West River is actually considered to be semi-arid. That kind of throws me off whenever I read it, but it just means that there isn't much rainfall and the terrain is sort of brushy. When we were there, we couldn't believe how dry it is out there. The beautiful green hills were just brown. It's been like that for a few years already. As far as farming West River~it's more ranch land out that way. A lot of pastures, hay fields, etc. It's so dry during the summer and the ground just doesn't seem to be fertile out that way.

I really hope you can take a trip here to see if you'll like it. Since you like four seasons and could tolerate the cold better then the extreme heat, this may be the place for you. Also, IMHO~it's so much prettier West River and I actually live in eastern SD.

[tugofwargame]

Yes, that is my intentions, to visit various areas via camping first, and then looking for property if certain requirements met, including friendly people, reasonable tax structure (state and real estate). Yes, being a bit out of town is fine.

I'm making up my short lists of states to go to now, and then hope to narrow down the towns to make a somewhat logical extended road trip.

I can remember years with more than 4 foot of snow on the ground and drifts up to the peak of the house.

[Jammie]

Tug, I think you'll like our tax structure here. We, along with a few other states have no income tax. Fla., Tenn. Tex., Wyo., are the only other states that come to mind that can say that.

[grace1202]

It would be such a plus to have no state income tax! Another state that has no state income tax is New Hampshire. I know sales tax varies by town but what is the general range of sales tax say in Sioux Falls and in the Mitchell area? Just curious...

[Jammie]

UMMMM, I feel kind of silly now. I live in Mitchell and I believe that sales tax is something like 7%. I'm not sure what Sioux Falls is, but it's very close to the same thing. I believe that food is taxed differently though at something like 4%. You just made me realize that I should pay attention to my sales slips.

[grace1202]

I currently live in AL where everything (food, clothing, etc.) is taxed at 9%. We lived in MN prior and there was no tax on food or clothing but I don't remember the general sales tax...so no need to feel silly. It certainly is worth factoring in when considering a move though.

[tugofwargame]

according to bankrate.com, SD base sales tax rate is 4%, with add-ons in each county - and get this AL's base sales tax rate i also 4%, with add-ons by counties

For anyone interested FL base rate is 6%, with the highest county that I know of at 8%