It might be worth it to get an appraisal as well to establish that FMV as well should you want to hold onto it. 

Are the new taxes based off on the new appraised value of the lot or just the cost of construction of the ADU? 

PMI removal on Conventional loan bought in February 2019 for $400K but refinanced back in Dec 2020 which than appraised for $430K.

Base costs for a refinance are: appraisal $450 processing $995 title depends on state and county but $200 about escrow if an escrow state $200 flood $70 credit $30 or say around $1955 base cost+ plus interest taxes and insurance if due. 

If you move to a Conventional Loan, you have to pay in more LTV and/or LTC; higher interest rate; no 20 to 25 year fixed term loan; and you have to pay in new mortgage costs (appraisals) and effort. 

Here is what I’m concerned about, i did all the work myself/ paid cash to get it done.Here are the upgrades(I’m sure some of these might not need a permit but I’m new So idk)-Added central heating and air -tore down two walls to make an open living concept (non load bearing)-renovated kitchen/moved gas line-replaced some of the foundation 2x6 floods became they where damaged by termites -add/move electrical sockets-new floating floor-replace pluming with pex/ pbc-painted inside-replaced a window- maybe more but you get the big picture.Will the appraiser report me to the city?

Appraiser will do a rental survey and that's the real number. 

Without getting into it too deep or hiring an appraiser how do you vet good comps?

Hi BP,I just did a cash out refinance on my property that is supposedly worth $350k (waiting for appraisal inspection next week).

We have managed to have 2 houses now under contract but one fell apart due to inspection red flags, and the other fell apart because it didn't appraise for what we were willing to pay for it and the seller wouldn't come down at all.