The real estate appraiser's definition of "a good appraiser": A good appraiser is one who has been well trained through education, experience and mentoring. Understands if the value is off, someone relying on his report might get burned. The appraiser has good and extensive data sources and knows his service area well. He has a good idea of the ebb and flow of buyers and sellers in the market place, both from his data and from his experience with the market area. When including comparing sales in his report, he strives to use the most recent sales which are most comparable to the subject property. Physical and locational differences are adjusted based on what the market indicates. The good appraiser also considers comparable listings and/or pendings as (after market based adjustments) they tend to set the upper limits of value. The good appraiser reconciles all of his research, analysis and reasonings into a final value estimate that is not influenced by biased individuals connected with the transaction.

From over 20 years of appraising, the following is what I have come to understand the definition of a good appraiser is, from the view point of …

A few Divorcing spouses: A good appraiser is one who brings the value in LOW because I want to buy my EX out of the house.

A few Divorcing spouses: A good appraiser is one who brings the value in HIGH because I want my EX to buy me out of the house.

A few Commissioned loan agents: A good appraiser is one who will, look at comps and tell me what the value will be before doing the appraisal; use whatever comparable sales will indicate a high value (even if they are not the most comparable); withhold information about the property or location (which might put off the underwriter/lender); will change the report when the truth about the property does not match up with the underwriter/lenders guidelines or requirements; will bring the value in for what ever will make the loan work. (Disclaimer: the majority of commissioned loan agents I work with are very professional and do not use the above tactics)

All Lenders (the one with the money): A good appraiser will be unbiased in his appraisal and communicate true market value.

It is kind of funny that the definition of "a good appraiser" can be so varied. In the face of being labeled "a bad appraiser" by those who use another definition, the good appraiser will always stick to his definition, no matter the cost.

P.S. for a funny look at this topic, check out Real Estate, in the eye of the beholder, or if you want to see how a “good appraiser" can help remove pmi insurance