Florida Appraisals - Big Deal?

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Hello friends,

I'm trying to make an offer on a triplex with FHA financing. My realtor is convinced it won't appraise for full price, which is what I'm offering with 3% closing assistance as this is a triplex built in 2004 and it will be my primary residence. She's said it several times:

"I don't think this will appraise at full price. I would hate for you to incur the inspection fee and appraisal fee and have the seller not be willing to reduce to appraised value if that was the case."

In Iowa, where I moved from, appraisals are taken with a grain of salt because they almost always magically come back at what the sale price is.

Is that not the case here in Florida?! Someone help me out...

(Jensen Beach, Stuart, Ft. Pierce, St. Lucie, Treasure Coast, S. Florida, West Palm)