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If you search for "megeve property for sale", Google serves our META description as the snippet: Ski chalets, homes and apartments for sale in this exclusive, prestigious Rhone Alpes village - 520000-16500000 EUR. Looking at the relationship of the location, and the word sales. Means a user wants to buy, and your description contains that phrase. However, we noticed that searching for just "megeve property" serves up a much better snippet taken from the text on the page: A crucial factor for potential property buyers is that there is a strong rental market in Megève and this remains high all year around with properties close to the ... User is looking for general info on the subject, and your on page does the job well. Almost sounds like a magazine article. It sounded like you were asking for an exact answer. There you go. Google is most likely looking at the relationship between the words, and trying to serve the best result to interest a user aka Hummingbird in action

Yes AdWords average CPC tool gives inaccurate estimates for keyword bids.  My guess is that it has to do with how Quality Score effects cpc.   Determining average CPC without knowing the average Quality Score is not an accurate measure.  If your quality score for the keyword is low, then you need to bid much more than the average CPC to be on the page.  Of If your Quality Score is high, then you wont need to bid as much.  I also have noticed that AdWords estimates seem to be a longer trend..for both volume and CPC.  I guess they are using a yearly average, not the last 30 days