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Market value isn't what a neighbor sold his house for early last year. It has nothing to do with the last value the appraiser came up with for your last refi. Market value is not the value placed on your home on your last tax assessment.
Market value is exactly what someone is willing to pay for your house today.
If you want your house to sell, it must be priced correctly for the current market conditions and be put in it's best possible condition.
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