And it has turned into much more than I bargained for. Here are just the facts: 1) I appraised this property in 1997 when it sold for $267,000. The property sold for $410,000 in April 2002. The property sits on a natural canal front site which the river splits the site and is about 100 yards from the river. The property was built is 1983 has 3,200 SF a large 2 garage and a mother in law area (700 SF) adjacent to the garage. The garage and the Mother in Law area are connected to the house by a breezeway. The home has a pool and 2 balconies and a porch. The land is asessed at $137,500. 2) The appraiser utilized all river front home sales. Okay, there is only 1 nearby area with canals (dredged with seawalls). But guess what we have a sale more recent of a canal front site than all of the river front sites and tha canal front site is 1/4 mile away. The canal front sale was $675,000. The 3 R/F sales range from 1.1 mil to 1.5 mil. 3) The high R/F sale is in close proximity but was built in 2000 and is, in my opinion significantly superior in quality. The appraiser incorrectly ststes that one of the sales is split by a roadway when it is in fact direct river. Adjustments were made for Direct river but none made to this sale because of the error. 4) The appraiser does not have access to the local MLS system. In the section that asks if the proerty has been listed in the past year it is correctly guestimated that it has not. Lists data source has previous appraisal? In the section for comparable listings states that no listings were considered? States that the bedroom and bath counts were estimated for the comps (all are wrong) because the property appraiser does not list room counts. 5) Cost approach W/O Marshall & Swift rating. Sites data source as appraiser files (you get the ideal). 6) No SOW. 7) At 1.2 mil. Client told me that this is the 2nd appraisal and this is the lowest. 8) After I had chosen comps (see question later) and saw where they were headed I called the Realtor who has listed and sold the house the last 2 times to ask his opinion of what he would list the house for and it was in the range that I am looking at. Needless to say it is significantly lower than the appraised value. I have taken time (to much, my review fees are going up after this) and great detail and just wanted to get some helpful feedback. I have 1 question. Standard 3 states in part that I can utilize sales after the Effective date to form my own opinion of value but cannot use them to discredit the appraised value. No problem. But #17 of the L/C states that I have utilized sales as of the appraisals Eff. date. Is it okay to use a sale that of home on a very similar site that I inspected that was under contract at the time of the appraisal and closed 2 weeks later? IMHO if MLS data would of been properly researched this pending sale should of been included as supporting data at the time due to the similar site characteristics, except it would of supported a much lower value. Thanks, and I just saw there are 2 of us with the same name on here, just different spellings of the first name.