OK, I feel less than well today so I may be a little slipshod in how I write this...
I made some calls yesterday and today, asking questions of appraisers in this general area. First off what I found is there are no Commercial/Industrial appraisers in a rural area like this. Second, as someone else posted already, there are rules and regs for residential appraisers. Third, local governments use local appraisers and often have a "pet" appraiser(NOT my word!). Habitually these entities, like their Big Gooberment brother, then go for a low-ball figure, claiming to the victim that that's it and that's all there is. 70% plus take the first offer because they don't know any better.
A couple appraisers wouldn't talk to me. A couple said they had done some ED work in the past, one said he wouldn't do that crap regardless of pay and several just flat talked my ear off.
WHat I came away with(and I have a lot more to research now that I have actually learned enough to know what to ask) is that there is indeed a huge discrepency between the way things are supposed to be and the way things are. Also, Headless, appraisers are just folks, good bad and ugly, and not consistently honorable knights in shining armor. But regardless, the government at various levels, especially apparently in more rural areas, can get an appraisal along the lines of what it wants
but that doesn't even matter. The bully tactic of sending a check for an arbitrary sum and telling the land owner to take it or else generally works. And if the land owner accepts it then there's no harm and no faoul...right?
Check out the Paragon Foundation for more info about this and many other land-rights related subjects.
Oops, their addy(I said I wasn't firing on all 8 cylinders today):
http://www.paragonfoundation.org/