I'm not sure about your exact situation, but I know in a lot of cases the appraised value and the assessed value have absolutely nothing at all to do with each other. In many cases, the actual selling price of a home for sale has nothing to do with either as well.
Example, a friend of mine just bought a house in Ft. Collins for $225,000. It appraised for $230,000 but the tax assessor assessed it for $179,000.
ETA: What are other houses in your neighborhood selling for? The ones that are most like yours? That would be the best way to judge what your home is worth imo
This post was edited on 11/29 at 3:35 pm