The U.S. Department of Veterans Affairs publishes the maximum appraisal fee it allows on VA-backed home loans. For Clark County, Nevada (which includes Henderson) that program fee is $750 for a single-family home or an individual condo unit, $800 for a manufactured home and $1,000 for a 2-4 unit property, with a 6-business-day timeliness standard, effective May 1, 2026.
$750
Source: VA appraisal fees and timeliness table. This is the VA's program fee, not our private price. Estate, divorce, tax and other assignments are quoted in writing for the property and the purpose.
Why one number does not fit every appraisal
People often expect a single price, like a car wash. A home appraisal is closer to a custom report. Three things shape the work, and so the quote.
- Purpose. An appraisal for an estate, a divorce or a tax filing has to follow its own requirements and be written for the person who will rely on it, such as a court, an executor, an attorney or the IRS.
- Property. A small cottage and a large home with a pool, a casita and extra lot are different amounts of work.
- Deadline. A tight date can change what is possible. Tell us early.
VA-ordered appraisals versus private ones
When a lender orders an appraisal on a VA-backed loan, the VA's fee table is what applies, and that is the block above. That is a different situation from a private estate, divorce or tax appraisal. Those are not ordered through the VA. They are ordered by you, an executor or an attorney, for a specific purpose, and we quote them for that purpose. See our pages for estate, probate, divorce and IRS step-up appraisals, or residential and rush appraisals.
What changes the quote for a Henderson home
- Size and age. Larger homes take more time. Older homes, like the 1940s cottages in the old townsite area, may have additions or changes that need to be understood.
- Pool, casita or guest house. Extra buildings and features have to be measured, described and weighed.
- HOA. Many Henderson communities have one. Tell us the name so we can account for it.
- Gated access. If the community is gated, tell us when you call so entry can be set up ahead of time.
- Location. See our Henderson neighborhoods page for how areas like Green Valley, Anthem and Lake Las Vegas differ.
What to ask for in a written quote
- The fee, in writing, and what it includes.
- The purpose the report is written for, and who may rely on it.
- The effective date of value, which matters for estate and tax work.
- The deadline in writing, and when you will receive the report.
- What the appraiser needs from you, such as records of repairs and additions.
- What happens if the scope changes.
Be wary of a price quoted without questions
If someone gives a firm price without asking what the report is for, that is worth a second look. The purpose decides what has to be in it. We do not post prices here, because each is quoted for the property and purpose. Questions? See our FAQ or about page.
To get a written quote, call (702) 905-7023 or write through the contact form.
