Well, this is a question that seems to have a simple answer, but it is actually way more difficult and complicated.
When appraising a property by an appraiser or for a Realtor to provide a home owner with a detailed and value adjusted property market evaluation, both are taking into account what is similar and has
recently sold, in other words they do not compare any style and any construction with any other home
that has sold.... they compare Split level homes with split level homes, and 2 story colonials with 2 story colonials, similar construction, similar sq.ft. and rooms, and then make adjustments up or down depending on what the property in question has or does not have compared with the comparable properties that have recently sold, including lot sizes, and Realtors then also take into consideration the construction quality, age of home, high end amenities inside and out etc. etc. and then come up with an answer, the appraiser with an appraised value with comps...
The Realtor a range suggested list price and possible final sale price based on current negotiation levels.
Both like to stay within the last 6 months time frame, if no comparables available they may go longer
or further out the area...
So since homes are different in upgrades and inside amenities, the pricing can vary you can see from the agent below me, that there are ranges, and your appraisal seems to fall into the sold property
range... hope this helps
Good Luck to you
Edith YourRealtor4Life & Chicago, North Shore & Northern Illinois Expert
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