Here is the rule:

For purchase appraisal, the appraiser did review your contract. If your offer price is falling his result or all comps price range, the appraiser just set the property value as your offer price. This is the common practice in appraisal industry.

IF the appraisal value is higher (even a little) than your offer price, that means market value is much higher than your offer price.

 

In another word, in purchase appraisal, the appraiser always try to set the value as your offer price as possible as they can .