HELOC appraisals - why so low?

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Hi everyone - is it common for HELOC appraisals to come in lower than conventional mortgage appraisals? Last spring my property appraised for $135k and this past fall it appraised again for $85k. No drastic changes to the community in Chicago that in. What's up with that?

Has anyone had luck with the  HUDA method (Hang Up, Dial Again)?

Thanks,

Jonny

[Russell Brazil]

So when you are buying a property, the appraiser has a contract in hand. They start with that price, then work backwards to see if there is justification in the market for that price.  When you are doing a refinance or such, there is no purchase contract setting a starting point.  Also there is no listing agent justifying that price on the new appraisal like there is on a purchase.