This is an update to an old question. The appraisers lately have been very cooperative and I have not had issues with appraisals for sometime. During these transition times with quickly appreciating homes, I have seen some real difficulties keeping up with the rapidly appreciating values. The appraisers now are actually taking the local appreciation into account and the appraisals are sometimes coming in higher than I think and higher than the sales price. This is definitely helping the market to improve.
Your Castle Realestate