Your neighbour's sale price is shaped by that home's condition, its improvements, and the two buyers who happened to be looking that week. A benchmark or average is built from all 446 sales the board recorded last month, so it smooths out exactly the kind of one-off result a single sale produces.
Online “best agent” guides often quote a citywide figure because it is the only number they have, not because it applies to your home. A guide is a starting point for research, not a valuation.
The gap between a citywide number and your neighbour's actual sale price is normal, and it is why a specific home needs a specific look rather than an average. Get your hand-reviewed valuation from Joel Dyck.