This actually happens a lot and for good reason. If you are a willing buyer and an offer is accepted to buy a home that is what the property is worth. Now maybe you our your agent were not aware of the market conditions and similar homes have sold for less. There is a chance that the appraisal could come in less than your offer and if that happens you either need to bring additional money to closing, renegotiate the purchase price or walk away. While this has been more common lately it does not happen very often in this area.
Educated agents and their buyers look at the same comparable homes that an appraiser is looking at when determining value so in reality they should come to similar conclusions on value. Sure you want to get the home for as little as possible and the seller wants you to pay as much as possible but typically you will come to a negotiated price of both parties are serious and that is going to be a good approximation of the true value of the home and in many cases your appraisal will also support the price that is being paid.
So getting back to your question you really can never know for sure until you have a willing buyer and seller who can agree on a price... that always is the answer to the value of a home.
Best of luck to you.
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If you hired an Appraiser to do an independent appraisal for you, with no adjenda, that would probably be fairly accurate.
Understand that you probably wasted that $450; it would not be good for anything.
If your Bank had an Appraiser do one for them; they are just trying to cover the amount of the Loan:
This wouldn't reflect any Value to you.
If you are considering BUYING, and you want to know what MARKET VALUE is; have your Realtor do a CMA.