It is also important to remember appraisals have different purposes, and sometimes it has little to do with accurately determining the value of a property, and sometimes the price a piece of property sells for is unrelated to the appraised value. I know of an example around here where someone from out of town (rancher from texas) was looking for a few hundred acres with a reasonably nice home on it near here for a seasonal house, there were none on the market that fit his need (300+ acres, etc.), so working with a local real estate agent they started scouting properties with owners that might be interested in selling. After a few weeks of searching he ended up finding an acceptable but smaller than he wanted property with elderly owners only about 200 acres, appraised at around $750,000 a few years ago, long story short he ended up paying almost double that appraisal for the place.