Can appraised values change $53,000 in six months?

Beth, Many appraisors will only show the value as what the buyer paid for it.  If she really wants a second opinion - or third.... have her hire her own appraisor.

I think that sometimes the appraiser goes out and just makes sure the value of the home covers the value of the loan.  I've seen it happen a few times and it's always odd to me, but has never caused that much of an issue.

April is correct.  But, unless it is affecting her ability to get the loan or the downpayment required, it does not matter

Appraisals from the lender are done to the contract amount.  The lender will need to know that it is worth that.

The appraisal that is required from the lender for the loan is usually within a thousand dollars or so to the loan amount. It is strictly for the purpose of the loan.

It just goes to show that nothing has changed in the appraisal industry.  There is too much pressure from the banks to get an appraisal on their terms.  Lenders don't want a real appraisal - they want an appraisal that puts the investors at ease and fits into the loan they are giving. 

The appraisers are just trying to cover their tails, so they don't say it is worth anymore than they have to.  They go right off the contract price!