The "easy/quick" answer to this is yes - assuming you are dealing with a property that you are trying to get appraised that is NOT a short sale or bank owned. The definition of market value we appraisers must use says that the property is not subject to any undue influance
Generally, if the property you are trying to get appraised is not a short sale or REO, Any appraiser should not use short sale or REO comps. Unless however, this is the only kind of property that has sold in the last 12 to 18 months.
If, as you state, there are some "standard" sales in an area, these should be the comps used, assuming the property you have is not an REO/short sale. If an appraiser does us a short sale or REO, it should be adjusted upward for the fact it is a short sale or REO.
As Monica M. said in her posting, if your property is a short sale or REO, in less than average condition, then the most reasonable comps are other short sale or REO's in similar condition.
John C, Carlson
CA Certified General Real Estate Appraiser
Apr 6, 2012