Artificial comparative?

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Question for the group -

After speaking to the listing agent on a home that recently sold, she told me the appraisal came in at 168k + the buyer added 5k to sweet'n he deal due to multiple offers, My question is..

If the property sell is recorded at 173k.. Is this the new comp?

I'm getting stalled by a probate lawyer on a house next door, one of the reasons is he was waiting for this house to close for comps..

Makes since, I just haven't personably experienced this - but the home was worth 173 because that's what someone paid for it..

Do developers take adavtang me of this? Seems like you could manipulate the numbers this way on larger projects.