Because so few condo units have changed hands in Aspen Ridge itself, the closest comparables often sit in Evergreen or University Heights next door, and an agent has to adjust for the differences in age, unit size and condo fee structure between the two areas.
Age and finish level matter more than location alone in a neighbourhood this new, since most of the building stock went up within the same few years. A unit with upgraded flooring or a finished basement suite will price differently than an identical floor plan next door, and public data does not capture that difference.
That is exactly the gap between an online estimate and a walkthrough: one reads the square footage, the other reads the finish. Get your hand-reviewed valuation from Joel Dyck.