Sherry, we still have a wide variety of opinions when it comes to appraisers in the Orange Park area. Overall, we would hope that whoever did your appraisal, knew something about the homes he used for comparisons or made phone calls and asked lots of questions.
Yes, while we consider new flooring, etc. as improvements, many times it becomes more of a personal choice as far as what flooring is used. You have just as many folks who would prefer tile over wood as those looking for a pool vs. no pool. Bathrooms and kitchens still are the biggest items for increasing dollar value of a home, and of course the most expensive to improve.
Roofs, HVAC, plumbing, electric upgrades are necessary yet add no value. However, if not done, they take away from the value.
Improvements are a tough decision but the goal is doing what you and your family are happy with. When it comes to selling, the appraisal will come in based on comps in your area, and by that time, the appraiser has already seen the price you and the buyer have agreed on and he or she will more than likely agree that it is a fair price.
I've had the same issues with my own home in the old section of Orange Park. The appraisals I've had recently have varied greatly and no real good comps to compare with. Very frustrating. If you would like to email me at Coldwell Banker, look p agent using my name in the 32003 zip, I'll be glad to look up the other homes and see what I can find that they had for improvements.

Hi Sherry,
Paint,roof, and flooring are typically considered necessary maintenance and while they may make your home look nicer, in an appraisers eyes they do not add value to the home. Recently updated kitchens and bathrooms would probably lead to the "above average" rating.

The bottom line is that lenders are being very conservative in their lending practices and even if the appraiser gives you a "kinder" value the lender has the right to adjust the value for lending purposes. Besides, I doubt the difference between average and above average adds up to more than a couple thousand in appraised value. Does it?