From what I have seen appraisers have to take into account a declining market factor, or i believe they still do.
Appraisal rules have become even tighter with the new HVCC system of ordering appraisals. I can put you in contact with a qualified apprasier if you would like a second appraisal.
Does the extra 12k affect the loan? I would be happy to give you my professional guidance on loan programs and hopefully earn your business.