The CITY does not do APPRAISALS, they do ASSESSMENTS, and they do not reflect the Market Value of a house.
"Estimates" do not count in the Market Value of a House.
Why would the Bank do an APPRAISAL recently?
You are working with a lot of NONSENSE numbers, and relying on them.
If you want to sell your house; have a Realtor do a good CMA, (Comparative Market Analysis) to determine the true Market Value, and ignore these other "estimates".
Good luck and may God bless
But remember this, what the city values the property at has nothing to do with market value. If you are concerned about your homes value, call the realtor that sold you the home and have him do a market study of the area. You may not be as bad off as you think.
Howard Hanna Real Estate