Quick answer: VA sets the appraisal fee, not the lender or the appraiser. Under VA’s schedule effective May 1, 2026, a single-family appraisal costs $800 in Bexar, Comal, and Guadalupe counties and $775 in most other Texas counties, including Kendall. On a home that’s proposed or still under construction, the appraiser may add $50. VA treats the appraisal fee as a closing cost the buyer and the builder can negotiate.
- Bexar, Comal, Guadalupe: $800, with a 7-business-day timeliness standard.
- Most other Texas counties (including Kendall, Medina, Wilson): $775, with 10 business days.
- New-build extras: up to $50 more for proposed or under-construction homes, and a $150 re-inspection fee only when the appraiser physically revisits.
Brock Bremmer | U.S. Air Force Reserve Veteran | Real Estate Agent | eXp Realty | San Antonio Metro Area
VA Loan and New Construction Specialist
Also see: VA MPRs on a New Build | Low VA Appraisal on a New Build | VA Loans on New Construction
Who Sets the VA Appraisal Fee?
VA publishes a fee and timeliness table for every state, and VA-panel appraisers bill from it. Your lender requests the appraisal through VA, and VA assigns the appraiser. That’s why two lenders quoting the same San Antonio new build should show the same VA appraisal fee on their Loan Estimates. If the number is different, ask why.
The appraisal does two jobs. It sets the home’s reasonable value, which VA reports on the Notice of Value, and it checks VA’s minimum property requirements. VA’s own buyer’s guide is clear on one point: “An appraisal is not a home inspection.” More on the requirements: how VA MPRs apply to a new build.
What Is the Fee in Bexar, Comal, Guadalupe, and Kendall Counties?
These are the figures from VA’s Appraisal Fees and Timeliness table effective May 1, 2026:
| Area | Single family | Condo | Manufactured | 2–4 units | Timeliness |
| Bexar, Comal, Guadalupe (plus Bell, Collin, Coryell, Dallas, Harris, Montgomery, Tarrant, Williamson) | $800 | $800 | $850 | $925 | 7 business days |
| Rest of Texas, unless separately listed (this includes Kendall, Medina, Wilson, and Hays) | $775 | $775 | $825 | $900 | 10 business days |
So a VA buyer in Gatehouse or Legacy at Lake Dunlap (Comal and Guadalupe counties) starts at $800. A buyer in a Kendall County community like Corley Farms or George’s Ranch starts at $775. A Boerne mailing address doesn’t settle it, though. Some Boerne-address communities sit in Bexar County. See Caliza Reserve for one example. VA publishes a new table from time to time, so ask your lender which table applied on your order date.
What Extra Charges Can Apply on a New Build?
- Proposed or under-construction add-on: VA lets the appraiser charge up to $50 above the published fee for a home that’s proposed or under construction. A finished quick move-in home generally doesn’t get this add-on.
- Re-inspection: A $150 re-inspection fee is allowed only when the appraiser physically visits the property. On a to-be-built home appraised “subject to completion,” expect a completion check later.
- Late fees: VA says the lender that first ordered the appraisal is responsible for paying the appraiser within 30 days of billing, and late fees can’t be charged to the Veteran.
For a home appraised before it’s built, VA’s Lenders Handbook (Chapter 10) requires construction exhibits: a survey or plot plan, plans, a foundation plan, exterior elevations, a wall section, and specifications. The appraiser values the home subject to completion per those plans. Make sure the plans and spec sheet the builder submits match the options and lot you’re paying for. If they don’t, the value may not reflect the upgrades or lot premium. Here’s which upgrades tend to be worth paying for.
Who Pays the Fee: You, the Builder, or the Lender?
VA.gov lists the VA appraisal fee among closing costs the buyer and seller can negotiate. On a new build, the seller is the builder. VA also says it doesn’t limit credits for a loan’s closing costs, but it does limit seller’s concessions to 4% of the home’s reasonable value. So a builder paying your appraisal fee as part of normal closing costs is a common ask. Get it in the contract or the builder’s incentive addendum. Don’t settle for a verbal promise.
Some lenders collect the fee upfront when they order the appraisal. If the deal falls apart, VA’s buyer’s guide notes you can get earnest money back under the right contingencies, but not out-of-pocket appraisal costs. That’s one more reason to read the builder contract first: what to look for in a builder contract.
How Long Does It Take, and When Should It Be Ordered?
VA’s timeliness standard for the appraiser is 7 business days in Bexar, Comal, and Guadalupe counties and 10 business days in most other Texas counties. After the report is uploaded, VA’s handbook expects the reviewer to issue the Notice of Value within 5 business days, unless a delay is beyond the reviewer’s control. An NOV is generally valid for 6 months.
On a to-be-built home, that 6-month window can matter. If your build runs long, ask your lender how they’ll handle timing so the value stays usable through closing. Here’s how long San Antonio builds usually take. On a finished quick move-in home, the timeline is simpler. The appraisal can be ordered as soon as you’re under contract and your loan file is open. My video How to Buy a New Construction Home with a VA Loan in San Antonio walks through the full order of steps.
What Should You Do Before the Appraiser Visits?
- Ask the builder for its list of recent closed sales in the section, so your lender can pass along support for the price if needed.
- Confirm your contract price includes every upgrade and the lot premium you expect to finance.
- Check that the home will be complete (or that the plans are final) before the appraisal is ordered.
- Know your options if the value comes in low. See what happens if a VA appraisal comes in low.
- Still get a home inspection. See inspections on new construction.
Frequently Asked Questions
Can the builder pay for my VA appraisal?
Yes, if the builder agrees. VA lists the appraisal fee among closing costs the buyer and seller can negotiate, and VA doesn’t limit credits for normal closing costs. It does cap seller’s concessions at 4% of reasonable value. Put any builder-paid fee in writing in the contract.
Is the VA appraisal the same as a home inspection?
No. VA’s buyer’s guide says an appraisal is not a home inspection. The appraisal sets reasonable value and checks VA’s minimum property requirements. A home inspection by a TREC-licensed inspector looks at the home’s condition in much more detail.
Ready to Plan Your VA New-Build Purchase?
Brock Bremmer with eXp Realty is a U.S. Air Force Reserve veteran with 130+ homes sold across the San Antonio metro and an eXp ICON agent (2023–24). He helps VA buyers line up builder contracts, appraisal timing, and closing-cost credits on San Antonio-area new construction.
- 📞 Call or text: 210-501-5088
- 📧 Email: [email protected]
- 📅 Schedule a free consultation
Also see: VA funding fee on a new build | VA funding fee exemptions | Getting your VA COE | VA loan guide for San Antonio
Sources: VA, Appraisal Fee Schedules and Timeliness Requirements; VA Appraisal Fees and Timeliness Table, effective May 1, 2026; VA.gov, Funding fee and closing costs; VA Home Loan Buyer’s Guide; VA Lenders Handbook (M26-7), Chapter 10; VA Lenders Handbook (M26-7), Chapter 13 (accessed November 12, 2026).