A VA appraisal is necessary when purchasing a home with a VA loan. A VA appraisal establishes a property’s market value and confirms it meets minimum property requirements (MPR) set by the VA.
More importantly, VA appraisal requirements protect the well-being of veterans, ensuring their purchase of a safe and habitable home. All homes financed by a VA loan must undergo a VA appraisal for approval.
In this article, we’ll cover how the VA appraisal process works and provide a complete list of VA appraisal fees broken down by state and county so you can be fully prepared.
Key Points
- VA-approved appraisers assess properties that VA borrowers want to buy and ensure that they follow VA minimum property requirements (MPRs).
- Appraisal fees can vary by the type of home being appraised, the region you’re in, and other factors like appraiser travel expenses, reinspection, and more. The flat fee before extras generally ranges from $550 to $1,550.
- Lenders order the VA appraisal, but the borrowers generally pay the appraisal fees upfront.
The VA Appraisal Process
The lender initiates the process by ordering the VA appraisal; however, borrowers are responsible for paying VA appraisal fees, which are typically paid upfront. The VA appraisal is typically ordered after a buyer has entered into a contract with a seller.
Once the appraisal has been ordered, a VA-approved appraiser will assess the property, create a report on its value and condition, and submit it to the VA’s portal. The speed at which you receive the appraisal report will differ by the county you’re purchasing in.
You can see your county’s appraisal timeline in the table below.
Note: Lenders do not have control over the VA appraiser. The appraiser works independently to maintain objectivity.
A VA staff appraisal or a lender’s Staff Appraisal Reviewer (SAR) makes the final decision on the property’s appraisal value. This decision is documented in a Notice of Value (NOV). With the approved appraisal, the lender can proceed with the loan approval process, moving toward closing.
If Your Appraisal Isn’t Approved
If your appraisal isn’t approved, it’s either because the appraised value is lower than the selling price or because the property doesn’t meet minimum property requirements.
Value is Lower than the Purchase Price
If the appraised value is lower than the purchase price, the appraisal will not be approved. You can either negotiate the price with the seller, pay the difference between the purchase price and the appraised value out-of-pocket, or cancel the purchase.
To help address this issue, the VA Tidewater Initiative was created. It gives the buyer’s agent and the seller an opportunity to provide additional information to support a higher value before the appraisal report is finalized. You can read about the VA Tidewater Initiative in detail here.
Property Does Not Meet MPRs
If the property doesn’t meet minimum property requirements, the appraiser will include the reasons for failure on their appraisal report. There are three routes you can take in this situation:
1. Repairs and Reinspection: The seller can make the necessary repairs to bring the property up to VA standards. If you take this route, you will need to order a reinspection to confirm that the house meets VA standards after the repairs. A reinspection is when the VA appraiser returns to the property to verify that the required repairs have been completed and that the home now complies with the VA’s MPRs. If the repairs don’t bring the house up to the VA’s MPRs, you’ll need to repeat this process again until they do.
2. Reinspection without Repairs: Although it’s rare, reinspections can be requested even if no repairs were made. This may happen if there’s a disagreement with the original appraiser’s findings or if additional documentation becomes available that addresses the issues noted during the initial appraisal.
3. Cancel the Contract: If repairs are not feasible or the seller refuses, the buyer can cancel the contract using the VA escape clause. Walking away because of appraisal issues typically means you can get your earnest money back.
VA Escape Clause
The VA escape clause, or the “VA Option Clause,” protects homebuyers using VA loans by allowing them to back out of the purchase contract without penalty if the home’s appraised value is lower than the sale price or if the home doesn’t meet the VA’s MPRs. This clause ensures veterans do not lose any earnest money they might have paid upfront.
If your purchase is canceled due to a failed appraisal, you will, unfortunately, need to pay for a new appraisal after you have decided on another home. Agents with experience with VA loans can help guide you through this process.
VA Appraisals Aren’t the Same as Home Inspections
This is a common misunderstanding, and it’s important to understand their differences. A VA appraisal is mandatory for VA loans. It focuses on determining the market value of the home and ensuring it meets the VA’s Minimum Property Requirements (MPRs), such as safety, sanitation, and structural soundness. It’s designed to protect the lender and ensure the property is habitable for the veteran.
A home inspection, on the other hand, is optional but highly recommended. It involves a more detailed examination of the home’s condition, identifying potential issues like faulty wiring, plumbing problems, or roof damage. While an appraisal looks at broad safety and structural concerns, an inspection dives into the home’s overall health. It can help buyers negotiate repairs or back out of a deal if significant issues are found.
In short, while a VA appraisal protects the lender, a home inspection protects you, the buyer, from unexpected problems that could cost you down the line. It’s wise to budget for both during the homebuying process.
Can the VA Appraisal Fee Be Waived?
VA borrowers cannot waive the cost of an appraisal. Appraisal fees have to be paid upfront, but lenders or sellers can reimburse the borrower during the closing process. This fee can typically be negotiated as a seller concession at closing or rolled into the loan amount.
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How Much Does the VA Appraisal Cost?
VA appraisal fees range from $525 to $1550 and are paid by the borrower. Your specific fee can be found in the chart below. Appraisal fees vary by county and depend on market demand and available appraisers in the area. Areas with very high VA buyer demand typically have higher fees and longer waiting times.
Certain situations can also increase charges to the VA funding fee, including cancellation, reinspection, and the type of house you’re buying.
High Demand Counties
The recent surge in demand for appraisal services, combined with a shortage of available appraisers, has led to sizable increases in appraisal fees in some market areas, which have been designated as High-Demand Counties.
Mileage
Appraisers are allowed to charge mileage fees to cover travel expenses to reach the property. This has to be approved by the VA and typically only applies to properties in remote locations such as Hawaii, Alaska, or island territories.
Homes Under Construction
Borrowers using the VA Construction Loan might be charged an additional $50 on top of the standard appraisal fee for their proposed property type in their county.
Reinspection
When reinspection is necessary, appraisers may charge a flat fee of $150. A reinspection is common in situations where an initial appraiser identifies necessary repairs the house will need to meet MPRs. Make sure to collect all process documentation to help the reinspection go smoothly.
Cancellation
If an appraisal appointment is canceled, fees might be charged depending on the appointment’s stage.
- If the VA assigned the appraiser to assess a property but had not set the appointment date at the time of cancellation, the appraiser may charge no more than $50.
- If the appointment is canceled after the appointment date was set, the appraiser may charge no more than $175.
- If the appraiser completed the property assessment but did not complete the appraisal report, they may charge no more than 50% of the assigned appraisal fee.
- If the appraiser fully completes the appraisal report and uploads it to the VA website portal, they may charge the total assigned appraisal fee.
Complete List of VA Appraisal Fees & Timelines
Below is a table that includes a complete list of VA appraisal fees broken down by state, the appraised property type, and the estimated appraisal timeline by business days. Some states have certain counties with differing appraisal fees, so we specified the applicable counties.
Keep in mind that the appraisal timeline is in business days and that the first business day doesn’t start until the first business day after the assignment date. So, if the appraisal is conducted on a Friday, the appraisal timeline won’t start until the following Monday.
State |
County |
Single-Family |
Individual Condo |
Mfg. Home |
Multi-Family (2-to-4 Unit) |
Appraisal Timeline |
Alabama |
Cullman, Dale, Houston, Jackson, Lauderdale, Marion |
$550 |
$550 |
$600 |
$650 |
12 |
Alabama |
All Other Counties |
$600 |
$600 |
$650 |
$700 |
8 |
Alaska |
Anchorage |
$900 |
$900 |
$950 |
$1,100 |
12 |
Alaska |
Juneau, Matanuska Susitna |
$1,000 |
$1,000 |
$1,050 |
$1,200 |
12 |
Alaska |
Kodiak Island |
$1,100 |
$1,100 |
$1,150 |
$1,300 |
12 |
Alaska |
Valdez Cordova |
$1,300 |
$1,300 |
$1,375 |
$1,550 |
12 |
Alaska |
High Demand Counties: Fairbanks North Star, Kenai Peninsula, Southeast Fairbanks |
$1,200 |
$1,200 |
$1,250 |
$1,500 |
20 |
Alaska |
All Other Counties |
$900 |
$950 |
$950 |
$1,200 |
21 |
Arizona |
Coconino, Graham, Greenlee, La Paz, Mohave, Yavapai, Yuma |
$750 |
$750 |
$800 |
$950 |
10 |
Arizona |
All Other Counties |
$650 |
$650 |
$700 |
$850 |
7 |
Arkansas |
All Counties |
$600 |
$600 |
$650 |
$675 |
10 |
California |
Alameda, Amador, Calaveras, Colusa, Fresno |
$800 |
$800 |
$850 |
$1,000 |
10 |
California |
Del Norte |
$950 |
$950 |
$1,000 |
$1,150 |
12 |
California |
Humboldt, Lake, Lassen, Mendocino, Modoc, Plumas |
$850 |
$850 |
$900 |
$1,050 |
12 |
California |
Kern, Mariposa, Merced, Napa, San Benito, San Luis Obispo, San Francisco, San Mateo, Santa Clara, Santa Cruz, Shasta, Tehama |
$750 |
$750 |
$800 |
$925 |
10 |
California |
High Demand Counties: Alpine, Inyo, Mono, Siskiyou |
$1,000 |
$1,000 |
$1,050 |
$1,175 |
15 |
California |
All Other Counties |
$700 |
$700 |
$750 |
$900 |
7 |
Colorado |
Alamosa, Baca, Bent |
$950 |
$975 |
$1,000 |
$1,150 |
12 |
Colorado |
Conejos, Costilla, Custer, Fremont, Huerfano, La Plata, Las Animas, Montezuma, Pitkin, Rio Grande, Saguache, San Miguel, Summit |
$950 |
$975 |
$1,000 |
$1,150 |
15 |
Colorado |
All Other Counties |
$800 |
$825 |
$850 |
$1,000 |
7 |
Connecticut |
All Counties |
$600 |
$600 |
$625 |
$725 |
10 |
Delaware |
All Counties |
$600 |
$600 |
$650 |
$775 |
10 |
District of Columbia |
All Counties |
$625 |
$625 |
$700 |
$900 |
10 |
Florida |
Franklin, Indian River, Jefferson, Suwannee, Walton |
$750 |
$750 |
$825 |
$900 |
10 |
Florida |
All Counties |
$650 |
$650 |
$725 |
$800 |
7 |
Georgia |
All Counties |
$650 |
$650 |
$700 |
$800 |
7 |
Guam |
All Counties |
$800 |
$800 |
$850 |
$1,300 |
20 |
Hawaii |
All Counties |
$900 |
$900 |
$950 |
$1,250 |
10 |
Idaho |
Adams, Bear Lake, Valley |
$750 |
$750 |
$800 |
$875 |
15 |
Idaho |
Blaine |
$800 |
$800 |
$875 |
$975 |
10 |
Idaho |
Clearwater, Latah, Nez Perce, Owyhee, Teton |
$750 |
$750 |
$825 |
$900 |
10 |
Idaho |
Idaho |
$800 |
$800 |
$875 |
$975 |
8 |
Idaho |
High Demand Counties: Benewah, Bonner, Boundary, Lewis |
$800 |
$800 |
$850 |
$1,050 |
15 |
Idaho |
All Other Counties |
$700 |
$700 |
$750 |
$825 |
8 |
Illinois |
All Counties |
$550 |
$550 |
$600 |
$750 |
10 |
Indiana |
All Counties |
$600 |
$600 |
$650 |
$775 |
8 |
Iowa |
All Counties |
$650 |
$650 |
$700 |
$800 |
10 |
Kansas |
All Counties |
$650 |
$650 |
$700 |
$800 |
10 |
Kentucky |
All Counties |
$600 |
$600 |
$650 |
$775 |
10 |
Louisiana |
All Counties |
$600 |
$600 |
$650 |
$775 |
10 |
Maine |
Aroostook |
$1,000 |
$1,000 |
$1,050 |
$1,300 |
15 |
Maine |
Androscoggin, Kennebec, Oxford, Penobscot, Sagadahoc, York |
$800 |
$800 |
$850 |
$975 |
15 |
Maine |
All Other Counties |
$800 |
$800 |
$850 |
$950 |
10 |
Maryland |
All Counties |
$625 |
$625 |
$675 |
$850 |
10 |
Massachusetts |
Dukes, Nantucket |
$750 |
$750 |
$950 |
$1,300 |
15 |
Massachusetts |
All Other Counties |
$625 |
$625 |
$800 |
$1,150 |
10 |
Michigan |
Clare, Gladwin |
$625 |
$625 |
$675 |
$875 |
12 |
Michigan |
All Other Counties |
$625 |
$625 |
$675 |
$800 |
8 |
Minnesota |
All Counties |
$575 |
$575 |
$625 |
$725 |
10 |
Mississippi |
All Counties |
$600 |
$600 |
$650 |
$775 |
8 |
Missouri |
All Counties |
$575 |
$575 |
$575 |
$725 |
10 |
Montana |
High Demand County: Yellowstone |
$1,000 |
$1,000 |
$1,050 |
$1,250 |
21 |
Montana |
All Other Counties |
$875 |
$875 |
$925 |
$1,050 |
21 |
Nebraska |
All Counties |
|||||
Nevada |
High Demand Counties: Carson City, Churchill, Elko, Eureka, Douglas, Humboldt, Lander, Lincoln, Lyon, Mineral, Pershing, White Pine |
$775 |
$775 |
$825 |
$1,025 |
10 |
Nevada |
All Other Counties |
$600 |
$600 |
$650 |
$900 |
10 |
New Hampshire |
All Counties |
$650 |
$650 |
$700 |
$825 |
10 |
New Jersey |
All Counties |
$600 |
$600 |
$650 |
$775 |
10 |
New Mexico |
Eddy, Grant, Guadalupe, Lincoln, Luna |
$700 |
$700 |
$750 |
$1,000 |
10 |
New Mexico |
High Demand Counties: Cibola, Colfax, Harding, McKinley, Mora, Otero, Raton, Rio Arriba, San Miguel, Sierra, Taos, Torrance, Union |
$800 |
$800 |
$850 |
$1,050 |
15 |
New Mexico |
All Other Counties |
$700 |
$700 |
$750 |
$1,000 |
7 |
New York |
All Counties |
$625 |
$625 |
$675 |
$825 |
10 |
North Carolina |
Ashe, Avery, Beaufort, Buncombe, Burke, Caldwell, Cherokee, Clay, Columbus, Craven, Gaston, Graham, Granville, Haywood, Henderson, Iredell, Jackson, McDowell, Macon, Madison, Mitchell, Person, Polk, Rutherford, Swain, Transylvania, Vance, Watauga, Wilson, Yadkin, Yancey |
$575 |
$575 |
$625 |
$675 |
7 |
North Carolina |
High Demand Counties: Cumberland, Harnett, Hoke, Johnston, Lee, Mecklenburg, Moore, Onslow, Union, Wake, Wayne |
$800 |
$800 |
$850 |
$1,100 |
10 |
North Carolina |
All Other Counties |
$525 |
$525 |
$575 |
$625 |
7 |
North Dakota |
All Counties |
$800 |
$800 |
$850 |
$975 |
15 |
Northern Mariana Islands/Saipan |
All Counties |
$700 |
$700 |
$750 |
$1,250 |
15 |
Ohio |
All Counties |
$625 |
$625 |
$675 |
$775 |
8 |
Oklahoma |
High Demand Counties: Canadian, Cleveland, Comanche, Creek, Rogers, Tulsa |
$750 |
$750 |
$800 |
$975 |
10 |
Oklahoma |
All Other Counties |
$675 |
$675 |
$725 |
$900 |
10 |
Oregon |
High Demand Counties: Baker, Lake, Union, Wallowa |
$1,000 |
$1,000 |
$1,050 |
$1,250 |
15 |
Oregon |
All Other Counties |
$825 |
$825 |
$875 |
$975 |
15 |
Pennsylvania |
Carbon, Clearfield, Clinton, Susquehanna, Warren |
$625 |
$625 |
$675 |
$794 |
15 |
Pennsylvania |
All Other Counties |
$625 |
$625 |
$675 |
$800 |
7 |
Puerto Rico |
All Counties |
$600 |
$600 |
$650 |
$750 |
7 |
Rhode Island |
All Counties |
$600 |
$600 |
$650 |
$775 |
10 |
South Carolina |
High Demand Counties: Anderson, Beaufort, Chesterfield, Colleton, Darlington, Florence, Georgetown, Greenville, Horry, Spartanburg, York |
$600 |
$600 |
$650 |
$850 |
10 |
South Carolina |
All Other Counties |
$525 |
$525 |
$575 |
$675 |
7 |
South Dakota |
All Counties |
$725 |
$725 |
$775 |
$900 |
15 |
Tennessee |
Campbell, Carter, Claiborne, Cocke, Grainger, Greene, Hamblen, Hancock, Hawkins, Jefferson, Montgomery, Scott, Sullivan, Unicoi, Union, Washington |
$650 |
$650 |
$700 |
$775 |
10 |
Tennessee |
All Other Counties |
$650 |
$650 |
$700 |
$775 |
7 |
Texas |
High Demand Counties: Bexar, El Paso, Guadalupe, Harris, Hidalgo |
$800 |
$800 |
$850 |
$925 |
10 |
Texas |
All Other Counties |
$675 |
$675 |
$725 |
$800 |
10 |
U. S. Virgin Islands |
All Counties |
$675 |
$675 |
$725 |
$850 |
7 |
Utah |
All Counties |
$675 |
$675 |
$725 |
$850 |
7 |
Vermont |
All Counties |
$775 |
$775 |
$825 |
$925 |
10 |
Virginia |
All Counties |
$600 |
$600 |
$650 |
$775 |
10 |
Washington |
All Counties |
$850 |
$850 |
$900 |
$1,100 |
14 |
West Virginia |
All Counties |
$650 |
$650 |
$700 |
$850 |
12 |
Wisconsin |
All Counties |
$575 |
$575 |
$625 |
$725 |
10 |
Wyoming |
All Counties |
$700 |
$700 |
$750 |
$850 |
12 |
Understanding the VA appraisal process is crucial for veterans and servicemembers to ensure they make a sound investment. While the fee cannot be avoided, you can do your due diligence to avoid paying for multiple appraisals or re-consideration charges by learning about the VA minimum property requirements and what appraisers are looking for.
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