County assessed tax value and market appraised value are two different things. Assessment numbers are almost always lower (that's a good thing) because they are updated every few years and don't mirror the market. You need a real appraisal.

It has been a long time since I appraised a home. However, I can share my experience with you.

First a tax appraisal is for tax purposes, you want it as low as you can get it, in order to pay low taxes. The city sends this to homeowners as a curtesy.

Second, a "Real Estate appraisal" from an appraiser's firm is for a home loan, refinance or land use value.

It will give you what the market will bring for your home.

This type of appraisal is requested by the banks or mortgage companies, but can be requested by the homeowner also. In my day, the bank and mortgage companies charged 350.00. For a homeowner to request an appraisal from an appraiser was around 150.00 with 3 comparables and pictures. The 3 homes he compares to your home will be within a 5 mile radius and sold within the last 6 months.

Call several companies in your area and ask what they will charge you. While you speak to the appraiser, get a feel if that person is someone you like, or not. Call at least 3 -5 places.

Some appraisers are conservative in their estimates; some are not. Some are through and are very picky, others are not.

I can offer this advice: Make sure your home is clean, very clean, it makes a difference. No underwear on the floor. I never flushed a toilet, or opened a window because I am not a home inspector. I am there to see what the market will bear for your home. Location will give the most weight to the estimate.

Make sure the lawn is tidy, and outside spaces are neat and clean. The appraiser will be measuring your home from the outside, all four or more sides. So rake and edge.

Then he will enter the home and begin to look at the crown molding, trim, flooring type, etc. He is documenting the type of construction and additional improvements made to give it a value. He will do this for each room. He will list your kitchen appliances, AC unit, heat pump, water heater, etc, etc. He will also look in the attic for type of insulation.

As he looks around at the "condition" and improvements of your home, he will unconsciously notice how clean and fresh and tidy your home is (how much you care for it).

If you have not spoken with your appraiser before he comes to your home, try to do so, if you must speak with him while he is at you home, do so and then leave him alone. He must concentrate on the appraisal. The more details he can record without interruption, the better the appraisal. Thank him when he leaves and ask any questions then, not while he is performing the appraisal.

You should receive it within a few days. Any questions?

Yup, you have two options:

1. Wait until you pay your loan down to 80% or less of the original value at the time you obtained the loan, or

2. Call your mortgage servicer and tell them you want pmi removed because you believe the value has increased to the point that your current loan balance is less than or equal to 80% of the current value of your home.

If you go with option #2, you'll be required to pay for an appraisal, which is between $500 - $1000 depending on where you live. If your current loan balance / the new appraised value = 80% or less, then your mortgage servicer is required to remove PMI.

Edit: just to add, every appraiser is different, however they're supposed to ignore generally cosmetic issues and only appraise based on the bones and guts of the home. It doesn't hurt to vacuum, sweep, fix up the yard, etc. But the best thing you can do is tell / show the appraiser permanent upgrades you've made. Ex. Replaced water heater, new appliances, new fence, repainted recently, etc.

Be there when appraiser comes make your intentions known but don’t be pushy Look up recent comparative sales this is 90% of what they look at Sounds like you’re going to be very close pay down the difference