The U.S. Department of Veterans Affairs publishes the most it allows for an appraisal on VA-backed home loans. For Clark County, Nevada, which includes Henderson, that 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, effective May 1, 2026. You can read the VA's fee table yourself.
That is what the VA allows on its own loans. Your appraisal gets quoted in writing for your home and what it is for. More on that in what a Henderson home appraisal costs.
If you want to appeal your property tax value, start now
The Clark County deadline to appeal is January 15, and an appeal with real evidence takes time to put together. If the 15th lands on a weekend or legal holiday, the deadline moves to the next business day (NRS 361.357).
Here is how it works. Nevada does not simply tax your home at what it would sell for. The assessor builds the taxable value by formula: the land at full cash value, plus the buildings at replacement cost, less 1.5 percent for each year of age, up to 50 years (NRS 361.227). If you believe your home's full cash value is lower than that figure, the first stop is the Clark County Board of Equalization. If you disagree with that decision, the next appeal goes to the State Board of Equalization, due on or before March 10 (NRS 361.360).
The value you argue is full cash value as of January 1 before the fiscal year, and this kind of appeal cannot raise your taxable value. There is a second path too: NRS 361.356 allows an inequity appeal if your home is assessed higher than another property with the same use and a comparable location. At the hearing you present your evidence, and an appraisal dated January 1 can be part of it. Check the current form and rules with the Clark County Assessor or your adviser. No appraisal can promise a result.
What a residential appraisal covers in Henderson
Most people think of an appraisal as something the bank orders. Plenty of Henderson owners need one for other reasons: to price a home before listing, to sell without an agent, to drop mortgage insurance, to review insurance coverage, to document a donation, or to settle a relocation. Tell us who will read the report and what they need from it. We build the scope around that and put it in writing.
The homes we appraise
- Single-family detached homes
- Condominiums
- Townhomes and other attached homes
- Duplexes, triplexes and quadplexes
- Manufactured homes on permanent foundations
- Residential lots, with or without improvements
Henderson is not one market
A stucco home with a tile roof, gravel front yard and block-wall backyard in Green Valley is a different appraisal from a small cottage in the old townsite. Henderson grew out of the wartime Basic Magnesium plant, and the old Basic Townsite streets still hold modest single-story homes from that era. Newer master plans such as Anthem, Seven Hills, Inspirada and Green Valley Ranch bring different lot sizes, HOAs and finishes. The City of Henderson's map data lists these areas, along with Cadence, Calico Ridge and Tuscany.
A neighborhood name is only a starting point. The appraisal works from your parcel itself, and the Clark County Assessor's real property search finds a parcel by number, owner name, address or subdivision. Our service area page says more about the parts of Henderson we work in.
Other reasons owners ask for a value
Before you list, or when you sell on your own
A value in hand before the sign goes up gives you a supported place to start on price. When buyer and seller can look at the same independent report, there is less arguing over competing online estimates.
Removing mortgage insurance or refinancing
Ask your loan servicer what kind of appraisal it will accept before you order, since its requirements set the scope. For a refinance, knowing the value first helps you judge your equity and compare loans with real numbers.
Insurance, donations and relocation
An opinion of value can inform a coverage review, though your insurer sets its own rules. For a donation, share the recipient's requirements and your tax adviser's before we scope the work. If an employer's relocation program wants an independent appraisal, send us its written requirements when you ask for a quote.
How it goes
- You call. Phone (702) 905-7023 or use the contact form. Give the address, the type of home, roughly how large it is and the reason for the appraisal. We settle the scope and fee in writing first.
- We set it up. An appraiser sees the home when the assignment calls for it.
- The visit, if one is part of the scope. Measurements, photographs and notes on condition, features and improvements.
- The analysis. Comparable Henderson sales are chosen and adjusted, and the report is written to the agreed scope.
- The report. Delivery follows the estimate confirmed for your assignment. If you have a deadline, say so when you call, and see rush appraisals.
When the home is part of an estate or a divorce
Those reports carry extra research and reporting, and the written quote reflects it. If that is your situation, start with our estate, probate, divorce or IRS step-up pages. You can also browse all Henderson appraisal services, read about us, or check the questions people ask.
Tell us the Henderson address and what the appraisal is for: call (702) 905-7023 or send us a note, and we will talk it through.
