On average you may be correct on the sale vs assessment but this one is way off the mark. Someone taking a shot at the moon or a realtor who tried to buy the listing by convincing the owners he would get them more than others. The beach is nice but not at the expense of good docking and deep water. Maybe you find a newcomer who doesn't realize that or has other priorities than boating. Low 2's would be my guess if it sells at all but since I already own waterfront I would be happy to be proven wrong.
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