any realtors or appraisers out there? question on ppsf (Gahanna: mortgage, how much)

[chicagoerin]

Hello-I have a question for you. I own the smallest house in a desirable (houses still selling pretty fast/upscale neighborhood in Gahanna/New Albany. My neighborhood has 450 houses and only 8 on the market. I bought the house for 310k 3.5 years ago, the mortgage company appriased it's value to be 320k and it is still listed as 320k on the franklin county auditors site. My house is 2100 sq foot single story brick ranch in a neighborhood with very few ranches. Otherhouses are 3000-4000 sq ft. Full unfinshed basement with high celings, etc. I am told it is a desirable floor plan. My question is this: The average price per sq ft in my neighborhood (for recently sold) is 112. Many of the houses in my neighborhood are twice as big as mine. If I sold at this average, my house would be worth 235k, and I KNOW they haven't gone down that much. How much does price per square foot matter to appraisers and realtors/buyers? I think I could realistically get 290-300 for my house based on what the others are selling for, but when you average the price per sq ft it's all out of wack. Will I be able to get it appraised for around 290-300 if the price per square foot is high?

Thanks