Most appraisers today get a bad deal. If they write up an appraisal that does not fully reflect the value, they are probably safe from internal ridicule but the real estate agents are certainly not going to be happy. If they over value the home, the lender may not be very happy when something goes wrong. They are literally caught between a rock and a hard place. 
Why Appraise?
Unless you are paying all cash and do not care what an appraiser thinks of the home, then you are going to deal with a real estate appraisal one way or another. This is a professional who is giving his expert opinion on the value of an asset that a lending institution is going to base the loan amount a person will be able to borrow against the home. This is not an easy thing to do as markets fluctuate all the time.
Market Impact
The market can have a tremendous impact on an appraisal. Here in Frisco Texas, we are experiencing a crazy hot market especially in homes under $300,000. While listing agents are dealing with multiple offers over list and sometimes well over list, if the offer involves a loan then having the home appraise is critical. In a hot market the comparable homes 
may not reflect the new prices. Rising prices are great if they can be validated through an appraisal. When a homes does not appraise then there has to be a meeting of the minds from the seller and buyer to see how the difference can be made up.
For example, a home lists for $225,000 but the offer accepted is $237,000. If a person is putting 20% down and wants the loan to cover 80% and the house only appraises for $230,000 there is going to be a $7,000 difference that will have to be made up either with the seller coming to the table with an extra $7,000, the buyer reducing the sales price to $230,000 or a combination of both to make up the difference. Otherwise the seller my have to go back on the market if no compromise can be agreed between the two parties.
My Best Friends
In this hot market, I want to treat my appraisers well. I always try to meet the appraiser when they are evaluating the homes I have listed. I provide them with information to assist them in their job. This requires a balanced approach. If you try to give them too much information they get insulted as they are professionals and understand their job. 
The information I provide includes the comparable sold homes I used in my market analysis to verify the value. I provide a list of upgrade that my client has performed on the home to make sure the appraiser realizes I have also done my job and they can see the possible other comps to be considered. I also include the top three other offers that we considered to show that in this market that value truly is justified. That is it. This is prepared with the cover sheet and then the few supporting documents regarding comps and upgrades.
Summary
Appraisers are professionals who know their job. As a professional Realtor®, it is my job to give them pertinent information that I used to validate the contract price. At that point, it is there decision as to whether or not the property will appraise at the agreed upon price or higher.
If you end up on the short side of the appraisal get to work for your client. My clients know I work for them and we discuss all the options including my recommendation. They know that when they work with me, I am their advocate. Because when you are in DFW and especially Frisco Texas and decide to work with me—Your Success is My Focus
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