[mgcsooner]

Pretty much agree with above, except defining "comp" is not always so easy.

A home appraiser considers a lot of things you both can and can't see, or those that might not make the listing, such as improvements to the property (crown moulding, volume ceilings, upgraded appliances, hard floors, etc) and then there's the lot value.

In TV lot values between homes can be extreme in some cases, such as SF of lot and of course those with golf course, lake, or water reserve views, and whether they back up to busier streets, etc. Original lot values can be picked off from the property appraisers office.

Things sold with the house like furniture, golf carts should not be part of the appraised values, but depending how the contract was written and recorded it could in fact inflate the value making comps more difficult.

Often times you won't know until you get an appraisal done. For that reason, I'd advise any contract be written to show financing (even if you don;t plan to use it) so you must meet appraised value, that way if you come in under you have room to negotiate again.