You need to hire an independant apprasiser, not your agent. A BPO shows what houses have sold for in the last 3 months and what houses are currently listed for that are in competition to your home. You need to take the sales comps and narrow them down. Adjust for what you have or dont have that the comsp have, use the comps closest to your home, use the comps closest in being the same style, same size, same condition as yours. You should have been able to get that value down within a narrower margin, Usually no more than 10k. Such as the highest comp should be your asking price and the lowest comp being what you will probabily receive in this market. Where you are listed another agent can not really interfer with your listing agent by completing a bpo for you so you need an appraiser and instruct them to not look at what you are listed at and dont tell them what your offer is.