Um ... since when are MLS listings the same as "public records" from a governmental source? The former is just a way for realtors to sell homes to each other, and the latter is an actual gov't document.
Dude should be beaten senseless just for not knowing the difference.
As far as licensing appraisers go, it's state by state. Some are more stringent than others, but regardless, a lot it is, in fact, opinion. Yes, they're supposed to use data such as the pricing of similar homes, etc., but a lot is just an appraiser deciding if he thinks your house is a flaming piece of crap.
With all that being typed, your mortgage company person is actually correct -- they don't use appraisals so much to determine what to give you so much as to just make sure there's a house and it's close in quality, size, etc., to what you say it is. It's not a hard and fast ruling on value or anything.
And with even that being typed, you're doing the correct thing. Bring the Rain down on the dude and make him wish he'd kept that job at Arby's.
MM
~~
