If you ask the property owner, you will get one answer. If you ask several buyers, you will likely get several other answers, most of which will be lower.
An appraiser will provide an appraised value based upon PAST and recent sales, but in a market like this, a buyer's offer may exceed appraised value. If so, the market value that the buyer is willing to pay is the true value, not the appraised value. A lender may only be willing to lend on the appraised value, but that does not validate market value.
In the end, the amount that the buyer is willing to pay in an open market when the buyer is an arm's length distance from the seller is the true value of a home.
REALTORS often advise a range based upon other sales, but none of us know what the final sale price will be until there is a sale. When comps support a higher price, a seller might be willing to sell below that price if/when other terms carry significant relevance. i.e accept as is with no repair request, assume c/o responsibility, closing at seller's preference - be that a short or long time frame, etc.