Sometimes it is a very smart move to use the assessed value for certain purposes, like figuring statutory fees and costs, when a low number saves money.  That doesn't mean it's the FMV or appraised value.  In some parts of the country, real estate values increased by 10% to 20% from 2021 to 2022, so I wouldn't rule out some gain.  But more than selling expenses?  What month was it listed, at what price?  Was there a bidding war, or did they have to lower the cost?