Wow! My market is very different depending on the location of properties. Just within the last month, I had one listing  tht didn't appraise. At First! Then the buyer's agent worked very hard to get the appraiser to raise the appraisal to purchase price. The selling agent worked on this to be fair to my seller as there was a $15,000 credit for closing costs. There was another property in which the appraiser did a drive by and the home appraised for $100,000 over purchase price. This home was a mess inside. Another had so much deferred maintenance that I was amazed it did appraise. Interesting though, the appraisal was done after the buyers removed their appraisal contingency.  Some properties are sitting on the market  for a long time and others are receiving multiple offers. We cannot make head nor tails about our market! There are many buyers out there and they are getting loans. I do feel that now is the time to buy!!