Thursday, May 6, 2021

10 Factors Affecting The Property Value

Knowing the value of a property can be important in case one plans to buy a new one or sell an existing one. Knowing what factors can affect this value is very useful as it becomes relatively easy to predict the price or cost you would get for a property at a given time. You will be less prone to being fooled into a wrong deal. In this article, we will highlight 10 crucial factors to be aware of if you wish to estimate the value of the property being considered.

1)      Economic Factors:

This is a macro-environment factor that affects the sale, purchase, and value of all goods and services. Specific to a country, the disposable income levels of its population, the unemployment rate in the country, the poverty index, the human development index, and the GDP, are some of the economic indicators that illustrate a country’s economic performance. Usually, the higher the economic performance the more income and optimism the people of the country have, this leads to people having a positive attitude towards spending and this drives up the demand for property, increasing the property value and prices.

2)      Political Factors:

The political stability of a country determines the outlook of a lot of other factors, such as ease of doing business, economic certainty, ease of making choices, and ease of making investments. Generally, the stable the political scenario of a country, the better is the country’s economic landscape. This keeps the aggregate demand high, the economy keeps growing, and the value of the property and material wealth appreciate.

3)      Supply and Demand:

The supply and demand of a particular size and kind of property would also determine its value. The greater the demand for a property, the higher the price/value. The relation of property value with supply is an inverse one, and the more of something is available, the less valuable it becomes. 

4)      Location:

The location where the property is located plays a big role in determining the value of the property. What is the location like? Is it in an upscale area? Is it located near schools and restaurants? What is the commercial value of the area? All such things play a part, proximity to other residential areas and office areas, and many other such location-dependent factors have a role to play.

5)      The comp set:

This is usually a term used to describe comparable properties. In a particular area, check the prices and value of property similar to the one you want to find out more about. Then compare the prices based on the size, space, age, location, and amenities present among all these.

6)      Home Size and usable Space:

The market value of the property is usually determined by the price per square foot of the property. This is calculated by dividing the price of the property by the area in square feet available. For example, a 1500$ square foot home, sold for 450,000$ would mean a price per square foot of 300$. Besides this figure, the value of the property also depends upon the usable space. This useable space refers to bathrooms, bedrooms, and kitchen space.

7)      Age and Condition:

How old is the property? How many real estate repairs does it need? Usually, if the answers to these questions are relatively new, and not many repairs, the property has a high value.

Apart from age, the condition of the property matters. People would rather buy a 10-year-old well-maintained space, rather than a new space with the need for renovations

8)      Interest rates:

Interest rates in a country can determine the value of properties to quite an extent. They determine the level of spending and the investor confidence in the area. The lower the interest rate, the lower the mortgage payments and interest payables to banks and lenders. This would also mean that investing is better than placing money in the bank for lower returns. In this case, the property will become more affordable for people wanting to take out mortgages.

9)      Renovation potential:

Buyers are interested in a property that they can customize and renovate according to their will and choice. This would mean that if a property has more usable space and there is room for upgrading bathrooms, and design implementation, then the property is likely to have a higher value.

10)   The ‘curb-appeal’ and upgrades:

If you have a property and you wish to improve upon its price and value, go for renovations and improvements in the ‘curb-appeal’ or outside look and feel of the house. Have it re-painted, have new bathrooms and bedrooms made, refurnish the floor, and bring in a new house plan and incorporate the use of design-thinking to come up with customizable or flexible designs.


As stated in the beginning, knowing the accurate value of a property is important if you wish to get a good deal. For this to happen one must understand the factors that determine the value of the properties. In this article, we have mentioned a few factors which affect the property value, but there are other factors out there too which need to be studied to fully grasp the technique to estimate property value.

Contact us at (605) 718-9820 or schedule a call and let our mortgage experts help you with your home loan.


© 2021 Affiliated Mortgage, LLC. NMLS #14211: AZ NMLS#0947858. All Rights Reserved. Affiliated Mortgage, LLC is a Division of Lend Smart Mortgage NMLS #4474

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Tuesday, May 4, 2021

ZirKiss Cirque Show Giveaway


We are giving away two free tickets to one of Rapid City’s best family events of the year! All you have to do to enter the giveaway is sign-up here. The show is on Saturday, May 15th, at 7 pm at Rushmore Plaza, Civic Center Theatre, Rapid City

Our live drawing to announce the winner will be on May 7th at 2pm MST on our Facebook page. The giveaway is sponsored by Liv It Up Studios, Affiliated Mortgage, and Blair Allen Corporation

Disclosure: All entries must be 18 years old and agree to our terms and conditions

The Tickets are Selling Quickly. Hurry Up and Get Secure Tickets – Click Below

Get Secure Tickets Now

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Thursday, April 29, 2021

Waiting to Buy? Here’s How to Prepare for Your First Home Purchase

Buying a home right now may be challenging—which is why it’s important to stay informed, do your homework and ask the right questions. 

Instead of sitting on the sidelines and worry about the future, clearly, there’s something you can do. Preparing yourself for the process ahead of time can help make home-buying less alarming, and potentially more affordable.

Nevertheless, there are many sound reasons to buy a home right now. This guide is intended to provide you with the information you need to prepare for purchase, even if you aren’t convinced that now is the right time.

Preparing to Buy Tips

Here are 7 things you can do to prepare to buy a house. 

  • Start Saving Early for Down Payment and Other Costs

Down payment is the money that you need to pay upfront at the time of purchasing a home. Homebuyers may be required to pay for closing costs as well, which is usually costs about 1% to 4% of the loan amount. These costs include processing fees, title insurance, and underwriting fees, taxes, and credit report fees. 

The other expenses include the appraisal fee and inspection fee. The total amount of money you need to put down for buying a home largely depends on the loan type you choose. Different types of mortgage loans require different down payment. Some require a minimum of 3% down payments, but some offer 100% financing. For example, FHA loans and VA loans allow no-money-down mortgages that let qualified military personnel buy homes with 0%

  • Determine how much house you can afford

The first thing you should do when buying a home is to make sure it’s the right time to purchase. This means figuring out how much house you can afford, and that’s what we’re going to help you determine here.

Be honest with yourself about your current finances and how you might feel over the next few years. This is a big decision and a long-term commitment, so make sure you’re ready ― house included.

Once you’ve decided it’s time to buy and you know how long you plan on staying put, you need to determine how much house you can afford. This is done by carefully considering your current financial situation, your future goals, and the down payment amount you can realistically put together.

House price calculators can show you what monthly mortgage payments will be based on a set price, but the only way to know if buying is right for you – even at that price point – is by making sure you can afford it.

  • Check and strengthen your credit

Your credit score is one of the first things lenders look at when deciding whether to grant you a loan. Lenders use your credit score to determine the likelihood that you will repay the loan and make on-time payments. If you have no credit history, or if you are starting over after a bankruptcy or foreclosure, your lender may ask for a cosigner or give you a secured credit card with a very high-interest rate, just in case. However, if you have been managing credit for many years and have had no negative marks on your record, your lender may offer you very favorable terms without a co-signer or secured credit account.

You can ask for a free copy of your credit report from any of the major credit reporting agencies. Review it carefully and check for discrepancies. Finally, work on improving your credit score (by paying down credit card debt), and avoid taking out large loans right before applying for a mortgage loan.

  • Explore Mortgage Options

A mortgage loan is a financial agreement that lets you purchase a home and borrows money from a lender, such as a bank, credit union, or mortgage company. There are different types of loans that offer benefits for different borrowers. The lender will create a contract for your home loan based on your property, down payment, credit score, and income. To determine which type of mortgage loan is best for you, read on to explore your options.

  • Conventional Loans: These loans are not insured by Government and are typically offered by mortgage companies. Some of these conventional loans are targeted for first-time homebuyers and require a down payment as low as 3%.
  • FHA Loans: These loans are insured by the Federal Housing Administration (FHA) and typically  require a down payment of 3.5%
  • VA Loans: These loans are designed for current and veteran military members and require no down payment at all. These loans are offered by the Department of Veterans Affairs. 
  • USDA Loans: These loans are provided by the U.S. Department of Agriculture. These are designed for rural homebuyers and typically require no down payment and lower interest rates. 
  • Compare Different Mortgage Rates 

Choosing a lender and mortgage program can be confusing, but there are some things to keep in mind. Shopping around for a mortgage loan may save you money in the long run, and it will also help you compare costs at different institutions. You should request loan estimates from multiple lenders for all the different types of mortgages you can be qualified for. This will help you see what is available, as well as the costs of each option.

One of the best ways to keep interest rates low is by taking advantage of discount points. Discounts lower your monthly mortgage payment by reducing points. You can request a loan estimate from the lender to see if there are any discounts available and how much they’ll save you each month.

  • Get pre-approved

A mortgage preapproval is a lender’s offer to loan you a certain amount of money under specific terms. A preapproval is not a guarantee of actual financing, but the lender will present loan options that are consistent with what they’ve preapproved for you. Having a preapproval letter shows home sellers and real estate agents that you’re a serious buyer, and can give you an edge over home shoppers who haven’t taken this step yet.

If you’re ready to start shopping for a home, one of the first tasks on your to-do list should be to get a preapproval letter. In general, you’ll want to gather as much documentation as possible so that this task will go quickly and easily. 

  • Find a Real Estate Agent

The home buying process can be a long and expensive journey. You need a real estate agent that is going to look out for you and answer any questions you may have along the way.

A good agent will make the process easier by providing valuable information and tips to help you find the right home. Not to mention, they will also work hard to look out for your best interests throughout the process, making sure all aspects of buying a home go smoothly.

When you find a promising agent, schedule an initial meeting to review your home-buying goals. During this meeting, the agent should provide a market analysis of your neighborhood, advice about how to stage and prepare your home for sale, and preliminary estimates of what your home might sell for in today’s market.

Affiliated Mortgage has a team of highly qualified real estate experts and mortgage brokers who can help you find your dream home at affordable rates. Contact us now to get started.

Contact us at (605) 718-9820 or schedule a call and let our mortgage experts help you with your home loan.


© 2021 Affiliated Mortgage, LLC. NMLS #14211: AZ NMLS#0947858. All Rights Reserved. Affiliated Mortgage, LLC is a Division of Lend Smart Mortgage NMLS #4474

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Monday, April 26, 2021

Visit Our Preferred Partner of the Week – Paul LaMantia

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Phoenix, Arizona Cost of Living 2021 | Affiliated Mortgage

The cost of living in Phoenix, Arizona, is 20.4% higher than the National Average.

The cost of living in any place can vary based on a multitude of factors such as median household income, transportation, and the real estate market of that area. Do you think the cost of living in Phoenix, AZ shot up in 2021? The prices in Phoenix are up 2.2% from a year ago. The most significant increases are seen in Housing, Food, and Healthcare.

What is the cost of living in Phoenix, Arizona?

Cost of Living in Phoenix, Arizona by Expense Category


Housing, Utilities, and Transportation

Phoenix’s housing expenses are about 5% lesser than the national average, and the utility prices are approximately 4% lower than the national average. Transportation expenses like bus and gas prices are around 8% lower than the national average.

  • Median Home Price = $325,684

  • Median Rent = $1,228 / month

  • Energy Bill = $161.12 / month

  • Phone Bill = $171.75 / month

  • Gas = $2.39 / gallon


Healthcare facilities in Phoenix are about 2% lower than the national average.

  • Doctor’s Visit = $108.16

  • Dentist Visit = $92.92

  • Optometrist Visit = $101.35

  • RX Drug = $430.86

  • Veterinary Visit = $48.23

Grocery and Food

Phoenix, AZ, has grocery prices that are about 3% lower than the national average.

  • Loaf Of Bread = $3.24

  • Gallon Of Milk = $1.89

  • Carton Of Eggs = $1.76

  • Bunch Of Bananas = $3.27

  • Hamburger = $4.13


Is Living In Phoenix Expensive Than Other Major Cities?

City, State                                     Compared to National Average

San Francisco, CA + 62.5%
Washington, DC + 59.6%
Miami, FL + 14.7%
Chicago, IL + 16.7%
Boston, MA + 39.5%
New York, NY + 83.0%
Dallas, TX + 1.7%

The Cost of Living Phoenix, AZ by Expense Category

City, State Compared to National Average
Energy -4.3%
Food -40.7%
Healthcare -63.0%
Housing -3.0%
Transportation -34.9%

Cost of Living Comparison with Phoenix, AZ And Other Major Cities

Move From  Move To             Cost Of Living Comparison

San Francisco, CA Phoenix, AZ -42.1%
Washington, DC Phoenix, AZ -39.2%
Miami, FL Phoenix, AZ + 5.7%
Chicago, IL Phoenix, AZ + 3.7%
Boston, MA Phoenix, AZ  -19.2%
New York, NY Phoenix, AZ -62.7%
Dallas, TX Phoenix, AZ + 18.7%

Source: or

Frequently Asked Questions (FAQs)- Cost of Living in Phoenix, AZ

What is a Cost of Living Index, and how is it used?

In the simplest terms, a Cost of Living index is the estimated amount that represents the cost of the necessities required for an individual to live. A cost of living or COL estimate may typically include estimates for housing, food, energy, medical care, transportation, taxes, and other necessities. A COL index may be used to measure what the cost difference would be for a person living in a specific location compared to another site. This cost of living comparison helps individuals make decisions about where they would like to live and what they can afford based on the expenses in that location. A cost of living comparison can guide how an increase or decrease in these basic living expenses impacts necessary spending for an individual or a family. 

What factors are included in estimating your cost of living?

The cost of living is based on data related to five general categories: housing, food, healthcare, transportation, and energy. These are the universally recognized core components of any cost of living estimate and represent those expenses that apply to everyone. There may be other factors that could contribute to your particular cost of living situation, and not everyone has the same spending habits. For example, education and childcare costs might not apply to everyone, but for those who have those expenses, they could be significant. They should be considered when you evaluate your cost of living comparison. 

Is Phoenix, Arizona, very congested with traffic?

Overall, the time and ease of your driving times will impact your cost of living, since driving in heavy and slow-moving traffic uses a lot of gas. Phoenix, Arizona, has ease of driving ranking of 44 and is considered pretty good overall for commuters. 

What is the average commute time in Phoenix, Arizona?

In Phoenix, AZ, the average commute time is about 30.51 minutes. This can vary depending on the time of day, day of the week, the weather and the road conditions. If the weather is terrible, the commute time can double! You should factor this commuting time into your overall cost of living since your time has value. 

The cost of living in Phoenix, Arizona, is essential, but what about the weather?

The weather in Phoenix is ideal. Based on data collected by National Climatic Data Center, Phoenix is considered to have one of the most favorable climates in the country based on comfort and number of days with clear skies. You will enjoy living in Phoenix, Arizona.

How do rental housing prices in Phoenix, Arizona, impact the overall cost of living?

In Phoenix, AZ, the median rent for a one-bedroom apartment is around $852, and for a two-bedroom apartment is about $1061. In general, in the past year, rental costs in Phoenix have increased by approximately 3.6%. Since rental expense makes up a significant part of the cost of living, you should consider this expense and how it might change when you calculate your cost of living in a new city. 

What can you do for free in Phoenix, AZ?

Look for areas of Phoenix, Arizona, where there is a large student population. In those areas, you will be sure to find lots of free or cheap events to go to and plenty of affordable places to eat. Familiarize yourself with the places where students hang out, and take advantage of discounted or bargain prices, you are sure to be able to keep your cost of living reasonable. Look at the website for Phoenix, AZ to find recommendations for activities that are available and unique to the area.

Contact us at (605) 718-9820 or schedule a call and let our mortgage experts help you with your home loan.


© 2020 Affiliated Mortgage, LLC. NMLS #14211: AZ NMLS#0947858. All Rights Reserved. Affiliated Mortgage, LLC is a Division of Lend Smart Mortgage NMLS #4474

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Thursday, April 22, 2021

12 Best Places to Live in South Dakota


South Dakota is an increasingly popular choice of living for the past few years for US citizens. It offers some great views of the famous Mount Rushmore and offers a business-friendly economy, growing employment opportunities, and civilized culture.

South Dakota provides its citizens a lifestyle that balances professional success with personal contentment which is a rare thing to find these days.

Moving to South Dakota

There are a lot of good reasons to choose South Dakota for your next home. But the most important among them is the great employment opportunities. There are a variety of high-wage and high-demand occupations in South Dakota which include mechanics, machinists, Accounting and Finance, Healthcare, field service, and technicians, and so on.

The job market is thriving and therefore, skilled individuals are very much appreciated here. South Dakota has a statewide median income of up to $60,000 per year and has one of the lowest poverty rates in the United States. Moreover, the employment ratio is way above the national average employment ratio.

Apart from the great employment opportunities, South Dakota has some amazing neighborhoods with stellar educational institutes, the lowest crime rates, and reasonably priced housing.

With stats like these, who wouldn’t want to move to South Dakota?

Best Places to Live in South Dakota

If you are planning to purchase your next home in South Dakota and are looking for affordable places to live, you are at the right place. Here’s our list of the 10 best places to live in South Dakota

1. Brookings

Brookings SD

Population: 23,292

Brookings is the fourth largest city in South Dakota and is one of the best places to live here. Brookings is rated as the second-best place to raise a family in the United States. Apart from that, the city has some of the best public schools in the country. One of such schools is Brookings School District, which provides excellent educational opportunities to its students and has surpassed the standard of schools in the neighboring cities. So, if you have school-going kids, you should definitely explore Brooking, SD.

The median home value here is about $203,900 and the median rent is $664. Both the median home value and median rent value are far below the national average which makes this city a very reasonable place to live in. The city has a large population of students so there is always something going on here.

According to the local people, Brookings has a small-town feel, the streets are clean and safe without much traffic. On top of that, the availability of all the modern facilities makes it an ideal place to choose for your next home.   

2. Pierre

Pierre SD

Population: 13,959

Pierre is the capital of South Dakota and is located on the east riverside of it. It is a very picturesque city with a historic downtown, tree-lined streets, parks, and other attractions.
Most of the houses here have a view of the beautiful Missouri River. 

Pierre serves as the major regional trading center and hence offers good employment opportunities to its residents. The median home value in Pierre, SD is about $207,600 which is quite affordable compared to the opportunities it provides. Apart from affordable housing, the overall cost of living (utilities, tax, bills) in Pierre is recorded to be the lowest of the rest of South Dakota.

According to the locals, the close proximity to the river for boating, fishing, and camping is one of the many reasons that they like living in Pierre, SD. The city also has many recreational spots including Hillsview Golf Course, South Dakota Discovery Centre, and so on.

3. Sioux Falls

Population: 167,884

 Sioux Falls is famous for its natural beauty and attracts thousands of tourists every year. People from all over the world travel here to witness the breathtaking mountain views. Sioux Falls is one of the most densely populated cities of South Dakota. It has all the facilities and hustle-bustle of a big city. 

The economy is really strong here and thus offers great employment opportunities. The median price for a home is about $157,800. On top of that, all the public schools here have A-list ratings and have maintained a great academic record over the years.

The business in the city is blooming and thus offers excellent job opportunities. Sioux Falls has a beautiful big waterfall running through it which attracts hundreds of people every day. There are so many other recreational spots as well including parks, theatres, biking trails, and aquatic centers. 

4. Spearfish

Spearfish downtown

Population: 11, 176

Spearfish is considered to be the best place to live in South Dakota. It is called the Queen of South Dakota and is a hub for tourists from all around the world. The city provides you easy access to the exotic Northern Black Hills of South Dakota. The whole Rapid City is surrounded by unmatched natural beauty and offers great outdoor activities for people of every age.

The median home price is a little high in Spearfish but it is definitely worth it. Moreover, the city provides high per capita income compared to the rest of the cities. The locals here describe the city as peaceful, quaint, and safe. It can be a perfect place to start your new family.

5. Rapid City

rapid city sd

Population: 71, 682

Rapid City lies east of the Black Hills National Forest and is known as the gateway to Mount Rushmore. It is surrounded by beautiful views and offers great outdoor activities. Rapid City is the second-largest community in South Dakota and is ranked as one of the best places to live in SD.

 Unlike most other cities, Rapid City is not mainly white-collar or blue-collar. Rather, the city has a mix of people having both white-collar and blue-collar jobs. With its exceptionally great educational and employment opportunities, Rapid City is a great place to raise a family. The popular fields of employment in Rapid City include tourism, health, and transportation. 

The median home price is slightly high but is reasonable compared to the facilities it provides. The city provides calmness and picture-perfect natural surroundings to its residents. The tourism industry here is thriving and is playing a great role in improving the economy here. 

If you want to move to South Dakota but do not prefer rural areas, Rapid City is definitely for you.

Related Articles

Best Neighborhoods – Rapid City, SD

Cost of Living in Rapid City

6. Winner

winner sd

Population: 2,844

Winner is a small city located in south-central South Dakota. Most of the residents here rely on agriculture and farming for their living expenses. People mostly know each other and thus the unemployment ratio is very low. 

The crime rate here is also exceptionally low. The locals here enjoy peace, calmness, and natural beauty. The median house price here is about $86,00 which is much lower than in other cities. 

If you are into a small community where everyone knows each other, winner is definitely for you.

7. Tea

Team swimming pool

Population: 4,427

Tea is also a small city in Lincoln County, South Dakota. It has a suburban feel and is considered to be the best place for Millennials. It is often referred to as the suburb of Sioux Falls as it is located just a few minutes from it. 

The city has a good employment ratio, low crime rate, and beautiful neighborhoods. The median home price is around $243, 100 which is slightly higher than the rest of South Dakota. Being one of the safest places to live in South Dakota, it will surely feature higher up the rankings. 

The city has access to all the opportunities and facilities while maintaining the atmosphere of a small town. Sadly, there are not any great schools in Tea so it is more suitable for couples who do not have kids yet. Otherwise, you can choose any top-ranking school in Sioux Falls for your kids. 

8. De Smet

de smet sd

Population: 1, 162

De Smet is located in Kingsbury County in South Dakota. The city is very small and offers its residents a sparse suburban feel. Most residents here own their houses because of the less population and cheaper house prices. 

The median home price is $110, 800 which is one of the cheapest in South Dakota. It is one of the most charming and famous (because of the little house of the Prairie books) city in South Dakota. 

The public schools here are also above average and have maintained a nice reputation. There are also plenty of bars here which keep the atmosphere lively at night. 

9. Yankton

yankton sd

Population: 14,585

Yankton is located on the banks of the Missouri River and is often referred to as “River City”. The city is home to a culturally diverse community. Life in Yankton pretty much revolves around the river. It is a recreational hub and is a source of trading as well.

Hundreds of people daily visit the river which has become a source of income for many of the residents of the Yankton. The city is one of South Dakota’s most historically rich places and has many museums and historic buildings.

The educational institutes here are good as well providing their students with quality education. The city has a lot of bars which keep the nights hustling here. It is definitely a really vibrant and culturally diverse town with a median home cost of $175, 800.

10. Hot Springs

Hot Springs SD

Population: 3, 460

Hot Springs is considered one of the most exciting places to live in South Dakota. With easy access to Black Hills’ greatest attractions and soothing warm water springs, this city is a picture-perfect place to live in. 

Hot Springs has one of the lowest median home prices of just $85,400. You can afford a 4-bedroom house with a spacious backyard at a very reasonable price compared to the other cities in South Dakota. The weather here is great almost all year round. 

Hot Springs city is most commonly known as the veteran’s town. Moreover, it is exceptionally affordable and has a vibe of a small community. You will find a lot of community events and volunteer opportunities here.

11. Brandon

Population: 10,226

Brandon is a small suburb just south of Highway Route 90 with an excellent mix of town amenities and a village community feel. With 10,000 people living there Brandon offers the perfect place to raise children in South Dakota. The second best public schools (in SD) as well as great access to outdoor activities make it all worthwhile when considering raising your family here!

This is considered to be one of South Dakota’s best places to raise kids because not only do its schools rank second in state rankings for public education; 73% live in their own homes which goes a long way toward understanding why so many residents are happy and content here!

The median home price in Brandon is a mere $177,300. That’s less than the national average of over $200K!

12. Aberdeen

Population: 41,982

Aberdeen is a relatively small city in Eastern Washington, not far from both the Idaho border and Portland. It does have an airport that offers flights to Minneapolis alone (though it’s less useful than Madison’s for there are no other destinations available). The public schools here are good too–so if you’re looking for quality education without absurdly high prices then this may be your place!
Aberdeen has lots of nightlife activities as well with many bars, restaurants, and theaters around making it easy to find something fun to do on any given evening. If you want more space but don’t mind spending some time fixing up houses before living comfortably though then Aberdeen could just be what you’ve been searching for all along!

Aberdeen may just be scraping into our top ten now but being a popular spot for Millennials means that it will only get more desirable over time and with prices likely staying affordable too

If you need more information about affordable places to live in South Dakota, reach out to us at Affiliated Mortgage. We are a top-rated Home Loan Provider in Rapid City, Sioux Falls, and Fargo.

Get A Free Consultation Today!

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