602-312-9571New homes are still going up across the Valley, in master-planned communities from Buckeye, Goodyear and north Peoria to southeast Mesa, Queen Creek, San Tan Valley and the City of Maricopa. Appraising a new home is not the same as appraising a resale. The contract price includes builder incentives, lot premiums and design-center upgrades, and some of these the market pays for while others it doesn’t. Firebird Appraisals & Consulting appraises new and to-be-built homes throughout Maricopa County and select Pinal County cities. Gabe Trevizo is an Arizona licensed appraiser (#22146) and VA designated appraiser who has been valuing Valley homes for more than 20 years, starting as a trainee in 2005.
Who we appraise new construction for
- Lenders and their borrowers: purchase appraisals on new builds, including FHA and VA loans.
- Buyers building with a builder: when you want an independent value before closing, or for your own planning.
- Custom home owners: owner-built or custom-builder homes on individual lots, including acreage in Queen Creek, Cave Creek, Buckeye and San Tan Valley.
- Recent new-home buyers: PMI removal, refinancing, divorce or estate needs on a home that’s only a few years old.
What makes new construction different
Builder upgrades
Design-center selections such as flooring, cabinets, countertops, extended patios and smart-home packages can add a lot to the contract price. An appraisal values upgrades by what buyers in the market actually pay for them, as shown in comparable sales, not by what they cost. Some upgrades hold their value well; others, especially highly personal choices, may contribute less than they cost. Bring the builder’s upgrade list to the inspection so nothing is missed.
Lot premiums
Builders often charge premiums for cul-de-sac, corner, view, open-space or oversized lots. We look for evidence that the resale market recognizes similar lot features, and we compare premium lots with premium lots when the data allows.
Builder incentives and concessions
Closing-cost credits, rate buydowns and price reductions affect what a sale really means. When we analyze builder sales as comparables, we account for concessions so the value reflects the market, not the marketing.
Builder sales versus resales
In an active community, a brand-new home may compete with resales that are only a few years old and come with landscaping, window coverings and other features a new home doesn’t. We consider both, and we explain how each was weighed.
To-be-built homes and the final inspection (1004D)
Many new-construction loans are appraised before the home is finished. In that case, we complete the appraisal “subject to completion” per plans and specifications, based on the builder’s plans, the specification and upgrade list, the lot, and the contract. The report states the value as if the home were finished as described.
Once construction is done, the lender typically orders a Certification of Completion, usually on Fannie Mae/Freddie Mac Form 1004D (Appraisal Update and/or Completion Report). For this, the appraiser revisits the property to confirm the home was completed as described in the original appraisal. Your lender decides whether a 1004D is needed and orders it. Please tell us when the home is ready, with final utilities on, so we can schedule promptly.
What we need for a new-construction appraisal
- The purchase contract and any addenda
- Plans, or at least the floor plan with square footage, plus the specification sheet
- The builder’s upgrade/option list with prices
- Lot premium details
- Any builder incentives or concessions
- For custom homes: the builder’s cost breakdown and the contract with the builder, if available
- HOA information and solar details (owned or leased)
Contracts, timing and low values
New-construction contracts often include appraisal-related terms. Read yours, and ask your lender or agent how a value below the contract price would be handled. If an appraisal comes in lower than expected, your lender can explain the reconsideration-of-value process, and for VA loans, the Tidewater process lets the lender submit more sales data before the report is finalized. Our typical turnaround is 5 business days after the inspection.
Fees
Lender-ordered appraisals are priced through the lender. For private (non-lender) work, a full appraisal starts at $500. A desktop appraisal starts at $150, but it’s suited only to uncontested or informational purposes, and we generally don’t recommend it for a home still under construction. We don’t provide expert witness or court testimony, and we don’t handle property tax appeals.
New construction FAQ
Will my builder upgrades increase the appraised value?
They contribute what the market pays for them in comparable sales, which may be more or less than their cost.
Can you appraise a home that hasn’t been built yet?
Yes. We complete the appraisal “subject to completion” based on plans and specifications.
What is a 1004D?
It’s the form appraisers use for a completion certification or an appraisal update. After construction, it confirms the home was finished as described in the original appraisal. Your lender orders it.
Can I hire you myself to check a new home’s value?
Yes, for private purposes. For your loan, the lender orders the appraisal.
Do you appraise custom homes on acreage?
Yes. Custom and complex homes are a specialty. See our Queen Creek, Buckeye and Cave Creek pages.
Related services and areas
Purchase & refinance appraisals · VA & FHA appraisals · PMI removal · Home measurement · New-home areas we serve often: Mesa, Goodyear, Peoria, San Tan Valley, Maricopa · Full service area
Schedule a new-construction appraisal
Building or buying new? Call 602-312-9571 or request a quote online. Firebird Appraisals & Consulting · Gabe Trevizo, Arizona licensed appraiser #22146, VA designated · Mon–Fri 9–5, Sat by appointment.