One of the factors I look at when evaluating a home is the price per square foot compared to similar homes in the neighborhood. It’s a common benchmark buyers, sellers, and agents use to understand value. But here’s the truth: not all square footage is created equal — and what’s advertised isn’t always the same as what’s recognized by the city or shown in public records.
The square footage you see in a listing can differ from official records for many reasons, here are some examples:
· A permitted addition hasn’t yet been updated with the city or county
· A seller added square footage without permits (I see this all the time)
· An agent had the home professionally measured, which may not match public records
· Sometimes the seller simply tells the agent how they want the square footage represented
Why It Matters - Unpermitted square footage comes with risk. If the city becomes aware of the unpermitted square footage they can require costly permits — or even removal. Sometimes it is not unpermitted square footage that is the issue but rather square footage that is misrepresented, errors in measurement can make a big difference in price.
For example, I recently represented a buyer purchasing new construction. The home’s square footage hadn’t yet been updated in public records, so I reviewed the certificate of occupancy. Sure enough, the numbers didn’t match what the listing agent was advertising. When I asked where the extra square footage came from, the agent explained they had included the garage. This was shocking and a big no-no!
Square footage is habitable space and garage space is not habitable and should never be counted as part of a home’s square footage. In this case, including the garage's square footage overinflated the value of the home. Of course, we renegotiated the price.
Key Questions to Ask
· What is the advertised square footage?
· What is the permitted square footage?
· If there’s a difference — why?
If you’re selling, it’s just as important to be transparent. If your home has unpermitted additions, disclose them so buyers understand what’s included in the “marketing square footage.”
Takeaway - Don’t take square footage at face value. Ask questions, check permits, and know exactly what you’re dealing with. Most importantly, work with an agent who knows how to analyze square footage and represent your best interests— because even small discrepancies can mean costly differences for both buyers and sellers.
