All the value calculation methods I have reviewed and exercised do not include an 'exuberance' element. All the values I've observed from ANY online source provided by any organization has proven to be 'fictitious.'
What is the real estate really worth?
As Phil advised, make an offer and start the conversation.
Only what you, a capable buyer, and the owner, a willing seller, agree upon will determine what it is REALLY WORTH.
Exuberance:effusively and almost uninhibitedly enthusiastic; lavishly abundant: an exuberant welcome for the hero. 2. abounding in vitality; extremely joyful and vigorous.
Virtual: having the essence or effect but not the appearance or form of:
A virtual exuberance would therefor be an exuberance lacking appearance or form...in other words a 'false' exuberance. There, you have answered your own question which aligns with my experience, all real estate is local. Whether it is high or low is yet to be determined.
Virtual calculators are the pablum of the poorly informed. Nice to waste time chatting about but are 'virtual."
Best of success to you
Annette Lawrence, Broker/Associate
Remax Realtec Group
Palm Harbor, FL
If you are serious, you need to call.