The appraisal would still need to come in at $245,000.  That is the problem with closing cost assistance.

The appraisal is based on the purchase price, pure and simple  The buyer is getting a loan and the lender needs to know that their investment is worth the amount that is being loaned.

Contrat price of $245,000.

Appraisal has to be for the purchase price, which is $245,000.

$245,000. Although the value of seller concessions can play a part in the appraiser's subjective viewpoint of value.

I think that the higher number is the one to go with, I prefer to see the price dropped rather than the closing credit.

A good question for the lender involved.

You said it yourself, the home sells for $245,000.

Patty, as you are aware, the purchase offer was probably made contingent upon appraisal supporting the agreed purchase price; BUT what IF IT DOES NOT APPRAISE, ARE YOU GOING TO LET IT DIE?

As Buyer's agent, it is easy to assume such; and especially if buyer NEEDS seller to cover closing costs.  Generally, seller will reason that no closing costs to be paid.  But, let's think about that.  Let's assume value comes back two percent less than preferred value.  Does Seller still want to sell?  Does buyer still want to buy?  Okay, let's negotiate.  As buyers' agent, I reason that seller is going to receive 98% of projected offer, so my buyers will offer appraised value, and ask seller to pay 98% of the original agreement's closing cost figure. amount.  Question is, WHO does not want to see this transaction conclude at the closing table?  As buyers' agent, I will gladly accept 98% of my prior anticipated fee.  What about you, dear listing agent friend?  Talk to seller   Yes, may get another offer, but my buyers WILL find another property 

Appraisal needs to be at contract price.  Appraisers will often ask if there are seller concessions (typically they have a copy of the purchase contract).  I often get calls from appraisers working on an appraisal for a property and looking to talk to agents with pending or closes sales in the area.  They will ask if there were seller concessions on my listing.

The appraisal has to be $245K. The loan is based on a saleprice of $245.

Good morning Patty. The appraisal must come in at $245,000. The seller concession needs to also be mentioned in the appraisal.

The apprasial has to be the sells price and not less the closing cost.

As many others have said, the property would have to appraise for 245k if that number includes the 6k in closing costs. 

If the appraisal comes in lower, the buyer will need to make up the difference. The appraiser will know about the credit and it is used in the opinion. The lower amount is used for mortgage loans

Should appraise for sale price, but with 20% down , and/or the $6000.00, I think apprasier feels like there is a little less risk to lender and might feel more comfortable leaning towards a little higher value here and there in his report.

Yep 245K

245k. 

The appraisal should be the fair market value of the home .