I thought it is important for you to know that just last week one of my under contract listing was appraised a little bellow contract price. Appraiser had to go as far as 3.06 miles to find a comparable. Plus he called and was willing to go as far as 12 month time wise as well. A good Appraiser will contact with you if they can't find a comparables however you need to be ready to provide your list or suggestions. Must be creative!