Square footage and comps are the most important part of any appraisal. That's easy when you are in a subdivision of lots of like homes. It's much more challenging (and RISKY) when you have a house that is unlike most in the neighborhood, or there really isn't a neighborhood.

1% also is borderline to even consider a refinance unless you will be there long term. The short term expenses won't justify it if you're the typical short term home occupant.

We wouldn't consider it normally, but the bank we are looking at and have used before has only $250 closing costs on refis and this is our forever home. We are not in a neighborhood, but across from a subdivision in a rural area. The house is custom, but not unusual.