It's a brave new world these days. I don't think words like 'usually' apply overall . It depends on the knowledge the assigned appraiser has of a particular area. Prices vary throughout different pockets of any village and an appraiser coming in who is unfamiliar with the area may not distinguish one from the other in pulling comps from a one mile radius.

Appraisers are being held to new Standards set forth by the Home Valuation Code of Conduct.. HVCC (see link) http://www.hvccappraisalcompliance.com/

more insights can be found at this link: http://www.appraisalpress.com/news/articles/hvcc_the_cure_is…

Listening to your Realtor, whether listing or purchasing, you will be in better position of pricing your home correctly or making a sound offer based on todays market. .

I don't think so. As professionals it is our job to be educated and realistic about asking prices when working with clients. Right now the lenders are making the decisions sometimes it doesn't even make sense to us as realtors. It can make for frustrating times.