I feel your pain! Unfortunately, the current rules under the Dodd - Franks Act has some pretty bad unintentional consequences and this is one of them. The lenders have to request appraisers from a blind pool. So most likely in your case, an appraiser was chosen who really has no market knowledge in our market, they could be located in Tombstone and accepted this appraisal.
Opinions vary, but I think Dan Hagen at Hagen Appraisals (928) 474-5677 or Morris Williams at Western American Appraisals (928) 474-2011 are 1 and 2 in our area. I would suggest calling one or the other and asking about a review.
I have seen as much as a $75,000 value difference between out of area appraisers and local knowledge appraisers on homes in the $400,000.00 price range. That's pretty dramatic.
Experience in a down-market is a big factor. So in your search, asking what their experience is, and listening with your instincts and feelings will tell you a lot about the agent. It's not important what company they are affiliated with, or how many they have sold. What is important is- how satisfied their previous sellers were with the service, how good a negotiator they are, and how they price and market your home. Ask these questions, and if they provide you with some references and answers you are confortable with, your search may be ended. It doesn't have to be a complicated process. The main thing is to work with someone that you like and who is competent, has integrity, and most importantly- gets your home sold in the time frame you want and need with as little hassel to you as possible.
Please call me at 928-978-9100. Let's have a conversation about this - you be the judge. After all, it's YOUR house!... more