Dear Monty: I recently applied for a refinance loan. The bank sent an appraiser from more than 30 miles away and their report contained significant errors. The appraiser told us we are not allowed to speak with them directly and must go through the lender. The bank says they will consider an appeal only if we supply the MLS listings for the comparable sales used in the report. How does a homeowner who is not an agent obtain MLS listings from properties that are already closed? We do not even have a real estate agent to ask. What practical options do we really have here?

Monty's Answer: Your frustration is understandable, but this situation is not uncommon. Federal rules on appraiser independence and the Equal Credit Opportunity Act require all communication to go through the lender. The appraiser's refusal to talk directly is normal, not personal. What matters now is building a strong, evidence-based appeal, called a Reconsideration of Value (ROV). The bank's request for MLS documentation is procedural: they need reliable data to support adjustments.

Option 1: Use Public Records and Listing Archives

Most counties maintain public records containing sold prices, square footage, lot size and property characteristics. You can pull this from your county assessor or recorder's website. For photos and historical listing data, Zillow, Redfin and Realtor.com track price history and status changes for years after closing. These sources are widely accepted by lenders as "MLS-equivalent" for appeal purposes.

Pros: Free, immediate and fully controlled by the homeowner. No identification required.

Cons: May lack detailed agent notes or interior adjustments. Requires research time

Option 2: Hire Limited-Scope MLS Access

You do not need a full-service agent. Many local agents will provide sold MLS sheets for specific addresses for a flat fee ($50 to $150). Request the appraiser's comparables plus a few superior alternatives nearby, within a six-month window.

Pros: Clean, lender-preferred documentation; faster than building records yourself.

Cons: Low cost; requires time to locate a cooperative agent.

Option 3: Use Propbox.co to Compile All Comps

Propbox is a SaaS platform that gives homeowners access to MLS and CoreLogic data. CoreLogic is one of the most significant real estate data sources in the industry. It includes pricing guidance, comparable sales (historical and active) and market insights. Propbox allows sellers to compile a complete, lender-ready comparable package independently, without relying on an agent. It also includes competing homes currently for sale, a data point many agents overlook.

Pros: Full control, no agent required, historical and active sales included; often richer data than many agents provide; fully DIY-friendly for ROV purposes.

Cons: Essentially none when using it for gathering appraisal data. Must register and provide your home address.

Decision Guidance

Start with Option 1 to collect public record data immediately. If the lender format is an issue, Option 2 is the fastest way to get clean MLS sheets. Propbox (Option 3) is an ideal, cost-free and robust DIY alternative that gives you everything you need to build compelling appeal. Remember, appraisal disputes succeed when backed by accurate, verifiable data, not opinion. Collect your evidence, document everything in writing and submit it through your lender to maximize your chance of success.

Richard Montgomery is a syndicated columnist, published author, retired real estate executive, serial entrepreneur and the founder of DearMonty.com and PropBox, Inc. He provides consumers with options to real estate issues. Follow him on Twitter (X) @montgomRM or DearMonty.com.

Photo credit: Juan Carlos Becerra at Unsplash