The appraiser is working for the lender, therefore he cannot disclose anything to anybody except his client, the lender. I hope the agent gets busy and finds some comps if possible. It is not unusual to have two different square foot measurements, but 100 sf shouldn't make that much difference> If your market is slow and it would be difficult finding another buyer, it may be wise to get an independent appraisal. All VA sales have to be appraised by an approved Va appraiser; have the agent check with the lender.

Lisa,
VA appraisal are often very light in comparison to conventional loans. Have your realtor ask these questions.
Would like to know the appraised sale price, were the comps taken in a 2 mile radius of the home?, How recent are the closed sales?Make sure to mention that the SF is incorrect, did they send out an experienced certified appraiser?
If the lender is asking for Comps that`s a good sign, that tells me the lender may look at other comps to increase price.
Good Luck.

On a VA loan, either the LAPP (LAPP is a lender that can issue the approval and appraisal on behalf of VA)Underwriter or the VA Underwriter must be the one to notify the veteran of the value, along with any conditions of the appraisal. VA appraisers are now required to notify the listing agent that an appraisal is going to come in below sales price (in an effort to be perceived as a friendlier Dept. of Veteran's Affairs) prior to sending in the appraisal to the underwriter, just in case the listing agent had knowledge of a sale that was not considered. Most certainly the appraiser pulled the comps that he feels support the value he has used.

The difference between square footage most likely means the measurements performed during one of the inspections is incorrect. (This is assuming no changes have been made to the property).

An independent appraisal wouldn't really serve any purpose. Only a lender may order the appraisal used for financing for proprietary reasons. And, as the previous poster mentioned, a VA appraisal is performed by an appraiser on the VA panel and all appraisal assignments are issued by computer. That property will be "stuck" with that VA appraisal for a while, even if the contract is withdrawn.

I am sure the agents here will correct me if I am wrong, but I think the listing agent and the seller will then be obligated to disclose the VA appraised value to future buyers.

A new appraisal can be done for an FHA or conventional transaction. Once a property receives an FHA case number (and value), that case number is attached to that property for 90 days (even if it is resold). Obtaining a new case number prior to 6 months (but after 90 days) takes some footwork (read=explanations), but can be done.

Conventional, anything goes.

That said, if your sister's market is slow, she really needs to figure out how long she can carry the property in the event a new buyer is not found. If she goes 90 days without a new buyer and then reduces the price, would she still be ahead of the game? As rates rise, values tend to level off, or in some cases, actually decline.

Depending upon her market, replacing a buyer may not be that easy and she may have the same problems on a different type of financing. VA appraisals do tend to come in lower, but if your market is declining, FHA and conventional appraisals will soon follow suit.