I'm an appraiser. It's 100% comps. Comps in being " comparable sales within the last year". Same area, close to same age, similar style and similar square footage. Home values are crazy in some areas. It's like the stock market. Depending on what sold, when you are selling or refinancing. It could be up or down. I deal with this everyday. If you have some questions pm me. I may can help.
LOL. You're not the guy that has already appraised it twice are you?
I know he's not, because nobody appraised it twice. Same guy said something, then said the same thing again the next day. He wasn't even off by $1,000. Pretty amazing skill
