I can care less about a refi appraisal, as an agent I'll do the work run RECENT comps that have actually sold and base my pricing off that which I can show you proof backing up my suggested price.
Banks don't always lowball refi's especially if you're not taking cash out. It depends on the appraiser, many lately I'm noticing are from out of area and don't even have the resources to lookup comps. I'm constantly getting calls from appraisers about my listings that have recently and not so recently sold.
Appraisers are like realtors, they aren't perfect and can be wrong. I like to look at recent sales and realistic comps.
Broker of Record
Marivic GMAC Real Estate
2056A Lincoln Hwy. (Rt.27)
Edison, NJ 08817-3330
Office: 732-650-9911 Ext.302