[Zeke]

Trust and market evaluation have little to do with one another. A property might have some negatives that really show up in the appraisal. Sure, it's got a fireplace and rain gutters, which both add value on paper, but they might be totally in the wrong place. This same situation would play out the same when using comparables to establish price. Lot size, house size, amenities may equal that of a few houses that sold nearby but the yard looks like crap and it's painted in a non buyer-attractive color.

So the physical stuff is objective but the green grass and fresh blooms in the planters are subjective. One very successful Realtor in my neighborhood always has the front door painted to his liking and he's usually right.

If a seller doesn't cooperate and let the place be 'corrected', then a lower price will attract someone looking for a fixer.