The sale of house doesn't become a STATISTIC until it is SOLD:
A million OPINIONS about the WORTH are meaningless.
When someone puts up their money; that is when it counts.
Three years ago, a lot of us would separate the distressed sales from the normal sales, to get good, valid numbers.
But we cannot do that any more; in some cases, 80% of the sales are distressed: That has become THE MARKET. It cannot be discounted nor ignored.
You can lie to yourself, and twist the statistics to suit your own purposes, make the numbers prove what you want them to prove, but that doesn't mean that other people will buy in to your reasoning.
We have created a set of policies and rules to guide us in determining the VALUE of a property. Appraisers use these rules; and if you use your statistics to prove that the Apprasiers are wrong, guess who is right?
When an Appriaser does an Appraisal, they ascertain if there were special concessions in the sale and allow for them in the numbers.
If you think you know more than these professionals; you are certainly allowed to live in your fantasy world, by yourself.