Brandon Or Sioux Falls? How To Decide Where To Live

Trying to choose between Brandon and Sioux Falls? You’re not alone. Both are great places to live in Minnehaha County, yet they offer different day-to-day experiences. In this guide, you’ll get clear, side-by-side insights on commute, schools, housing, taxes, and amenities so you can pick the best fit. Let’s dive in.

Quick snapshot: Brandon vs. Sioux Falls

• Population scale:
  • Sioux Falls is the regional hub with about 209,000 residents as of 2024, according to the U.S. Census QuickFacts for Sioux Falls.
  • Brandon is a small city with about 11,000 people at the 2020 Census and roughly 10,800 by the 2024 estimate per the U.S. Census QuickFacts for Brandon.
• Commute time:
  • Typical Brandon to Sioux Falls drive time is about 15 minutes in normal traffic, based on TravelMath’s route estimate.
  • Resident averages are similar: Brandon about 18.4 minutes, Sioux Falls about 17.0 minutes per ACS 5‑year estimates on QuickFacts.
• Housing signals:
  • Brandon skews more owner-occupied, with a higher median value for owner-occupied homes compared with Sioux Falls. QuickFacts shows Brandon around 80% owner-occupied and a median owner value near $336,600, while Sioux Falls is about 59.5% owner-occupied with a median around $292,400 (both ACS 2020–2024 on QuickFacts above).
• Sales tax:
  • South Dakota’s state rate is 4.2%. Both cities add municipal tax for a combined rate near 6.2%. See the state’s municipal tax guide for current schedules.

Commute and transportation

Driving

If you work in Sioux Falls but want a suburban base, Brandon gives you a short drive. A typical Brandon-to-downtown run is about 15 minutes in light traffic per TravelMath’s estimate. Your exact time depends on where you start and where you end up in the city. Jobs on the north or west side can take longer than heading straight downtown.

Transit options

Sioux Falls operates Sioux Area Metro with fixed routes, on-demand service, and paratransit. If you need regular fixed-route access, living in Sioux Falls proper usually works better. Learn about service types on the Sioux Area Metro page. Brandon’s service is demand-response and does not run a fixed commuter bus to Sioux Falls, so most Brandon residents drive.

Schools and programs

Brandon Valley School District is mid-sized with roughly 5,200 K–12 students reported in recent board materials. You can find enrollment updates in the Brandon Valley School District board reporting. The district is often recognized locally for strong outcomes, and families appreciate its smaller scale.

Sioux Falls School District is the largest in the state with more than 24,000 students. That size supports more program variety and specialized options, and it also means school-by-school differences. See the district’s fall counts in the Sioux Falls School District enrollment report. For either district, check the South Dakota DOE report cards and confirm the boundary map for the exact school that serves your address.

Housing and neighborhood styles

Brandon offers a classic suburban profile that often includes newer subdivisions, larger lots, and a strong owner-occupied mix. QuickFacts shows a higher median value for owner-occupied homes in Brandon than in Sioux Falls, which aligns with its single-family focus.

Sioux Falls gives you more variety. You’ll find older in-city neighborhoods with character, infill townhomes, downtown condos, and larger new subdivisions on the edges. That variety can be a plus if you want walkability, a downtown vibe, or a condo lifestyle.

If you’re eyeing new construction, both areas have options. Your decision will likely hinge on lot size, neighborhood feel, school boundaries, and your target commute.

Taxes and monthly cost

South Dakota has no state personal income tax, which helps many households. Your main local costs are sales tax and property taxes. Both cities show a combined sales tax near 6.2% when you add municipal tax to the 4.2% state rate. Verify your city’s current rate using the state’s municipal tax guide.

Property taxes vary by address because municipal and school levies differ. Minnehaha County publishes an annual levies sheet, which shows county, city, and school district rates for that year. Review the current “Minnehaha County Levies — 2025 taxes payable in 2026” here: Minnehaha County levies sheet.

How to estimate a property tax bill:

• Look up the property’s assessed and taxable values using the county’s parcel tools.
• Find the total levy for the parcel’s combination of county, city, and school district on the levies sheet.
• Multiply the taxable value by the total levy rate per the county’s instructions. Two similar homes on opposite sides of a boundary can have different bills, so always compare parcels directly.

Amenities and community feel

Brandon reads like a small city with a tight community identity. You get local parks, trails, a pool, sports facilities, and a traditional main street atmosphere. For a quick overview of area amenities, check the Brandon Development Foundation city overview.

Sioux Falls offers larger-scale amenities. Think a broad restaurant scene, museums and cultural venues, an extensive trail network, festivals, and major medical campuses. For a sense of the regional economy and civic amenities, browse the Sioux Falls regional amenities overview.

Safety and services

Safety varies by neighborhood in any city. For the most accurate picture, review recent police reports, neighborhood-level crime maps, and official annual reports. The FBI Crime Data Explorer and local department resources are good starting points. When you tour homes, note street lighting, traffic, and how the area feels at different times of day.

Decision checklist: Brandon or Sioux Falls?

Use this quick framework to align your priorities.

• Commute and transportation
  • Want a short, car-based commute to Sioux Falls jobs with simple highway access? You may lean Brandon. Prefer walkability and fixed-route bus options? You may lean Sioux Falls near SAM routes.
• Schools and programs
  • Prefer a smaller district feel and a single-community experience? Brandon Valley may fit. Looking for more program variety or specialized options at scale? Sioux Falls may fit.
• Home type and lot size
  • Want a single-family home with more yard choices? Brandon often makes that easier. Want a condo, townhome, or older neighborhood with character? Sioux Falls offers more variety.
• Taxes and monthly cost
  • Sensitive to property-tax differences? Compare parcels side by side using county tools and the Minnehaha County levies sheet.
• Amenities that matter most
  • If you want a close-knit small-city rhythm with local parks and community events, you may prefer Brandon. If you want a bigger slate of restaurants, culture, and healthcare close by, Sioux Falls may be your match.

What fits you right now

If you want a quieter suburban setting with quick access to Sioux Falls jobs, Brandon is a strong option. If you want variety in housing styles, more transit choices, and a dense set of amenities, living in Sioux Falls can be ideal. In many cases, your choice comes down to the specific school boundary and neighborhood that best supports your daily routine.

Ready to explore both paths? Our team will map your must-haves to the right neighborhoods, compare tax impacts by parcel, and line up on-the-ground tours so you can decide with confidence. Reach out to the Berberich Real Estate Group to schedule a consultation.

FAQs

How far is the typical Brandon to Sioux Falls commute?

• The typical Brandon to central Sioux Falls drive is about 15 minutes in normal traffic, and ACS data shows resident averages around 18.4 minutes for Brandon and 17.0 minutes for Sioux Falls.

Which district is larger, Brandon Valley or Sioux Falls?

• Sioux Falls School District is the state’s largest with more than 24,000 students, while Brandon Valley is mid-sized with roughly 5,200 students based on recent district reports.

Are property taxes different in Brandon versus Sioux Falls?

• Yes, total bills can differ by address due to city and school levies; use the county parcel lookup and the Minnehaha County levies sheet to compare specific properties.

Where will I find more condos and apartments?

• Sioux Falls offers more multifamily and condo options, including downtown units and infill townhomes; Brandon skews toward single-family homes and larger lots.

Do both cities have the same sales tax rate?

• The state rate is 4.2% and both cities add municipal tax for a combined rate near 6.2%; verify current city rates on the South Dakota Department of Revenue municipal tax guide.