When browsing real estate listings, one of the most important numbers you’ll see is the square footage of the home. This number gives potential buyers a rough idea of the size and livability of a property. But while square footage seems straightforward, it can be misleading, inconsistent, or even incorrect depending on how it’s measured and reported.
Understanding how square footage is calculated, what it includes (and excludes), and why it matters can help buyers and sellers make more informed decisions.
What Does Square Footage Mean in Real Estate?
In real estate, square footage refers to the total livable area of a home, usually measured in square feet. It’s one of the biggest factors influencing price, property value, and appeal to potential buyers.
But here’s the catch: not all square footage is created equal. The way it’s calculated varies by region, real estate agent, appraiser, and even home type. That’s why two homes listed at 2,500 sq. ft. might feel completely different inside.
What is Included in Square Footage?
Most listings only include livable, heated, and finished spaces when calculating square footage. These typically include:
Main Living Areas – Living rooms, bedrooms, bathrooms, and hallways.
Kitchens – Always counted as part of livable space.
Closets & Pantries – These are included, as they are part of the finished living area.
Finished Basements & Attics – Only if they meet certain requirements (more on that later).
Each MLS (Multiple Listing Service) may have different rules on what counts toward the total square footage.
What is NOT Included in Square Footage?
Certain areas of a home may not count toward the total square footage. These include:
Garages – Even if attached, garages aren’t typically considered livable space.
Unfinished Basements – If a basement is not heated, insulated, or fully finished, it may not be counted.
Unfinished Attics – Attic space is usually excluded unless it’s finished and meets building codes.
Sunrooms & Screened Porches – If they aren’t insulated and heated, they don’t count toward square footage.
Detached Structures – Guest houses, pool houses, and sheds are not included in the main home's square footage.
Always check how square footage was measured before assuming the entire home is livable space.
How is Square Footage Measured?
There are several ways square footage can be measured, which is why it can vary from one source to another.
Exterior Measurements
This method measures the outside dimensions of the house and calculates total square footage.
It includes wall thickness, which slightly inflates the total livable space.
This is commonly used for new construction homes.
Interior Measurements
This measures only the interior rooms and excludes wall thickness.
This method may lead to lower square footage totals compared to exterior measurements.
Room-by-Room Method
Each room’s area is measured separately and then added together.
This is a common approach for appraisers when determining a home's value.
Tax Records vs. MLS Listings
Square footage in county tax records may be different from what’s listed in a real estate listing.
This is because tax records might be outdated or missing renovations and additions.
Why Square Footage Discrepancies Happen
Square footage inconsistencies can be frustrating. Here are the most common reasons why the listed square footage might be different from actual space:
MLS Listings vs. Appraisals: Some real estate agents round up or use builder estimates, while appraisers use stricter standards.
Unpermitted Additions: If a homeowner added a bedroom, finished a basement, or enclosed a porch without permits, it may not be included in official records.
Measurement Methods Differ: A builder might measure from exterior walls, while an appraiser might measure from the inside.
Ceiling Height Issues: Some spaces, like attics or basements, may only count if they meet the required minimum ceiling height (usually 7 feet).
Tax Records Lag Behind: If renovations were made but not reported to the county, tax records might show a smaller square footage than what’s actually in the home.
How Square Footage Affects Home Value
Square footage is one of the biggest factors influencing a home's price and market value. Here’s how:
Price Per Square Foot
Many buyers look at price per square foot to compare homes.
A home listed at $400,000 with 2,000 sq. ft. means it’s $200 per sq. ft.
If square footage is inaccurate, you may be overpaying or underpricing a home.
Appraisal Value
If a home appraises for less than its listed square footage suggests, buyers might struggle to secure financing.
Appraisers use precise measuring techniques, which can differ from listing estimates.
Buyer Perception
A home that “feels” smaller than its listed square footage can turn buyers away.
Accurate, verified measurements help build trust and transparency.
How to Verify Square Footage
Whether you're buying or selling, taking the time to verify square footage can save money, headaches, and legal trouble.
For Buyers:
Measure Yourself – Bring a tape measure and double-check key rooms.
Request an Appraisal – Professional appraisers will verify square footage for your lender.
Check Tax Records – Compare tax records to listing info, but don’t assume they’re accurate.
For Sellers:
Hire a Professional Appraiser – A pre-listing appraisal ensures accurate measurements.
Work with a Real Estate Agent – An experienced agent will guide you through listing requirements.
Disclose Additions – If you’ve added square footage, provide permits and documentation.
Final Thoughts
Understanding square footage in real estate listings is essential for making informed buying or selling decisions. Because measurement methods vary, it's important to verify square footage, understand what's included, and consult professionals when necessary.
For sellers, getting an accurate measurement ensures your home is listed at the right price. For buyers, checking square footage prevents overpaying for less space than expected.
Whether you’re buying, selling, or investing, always double-check square footage to make sure you're getting what you pay for.
FAQs About Square Footage in Real Estate Listings
What’s the difference between gross living area (GLA) and total square footage?
GLA includes only finished, heated, and livable areas inside the home. Total square footage may include garages, basements, and unfinished areas.
Why does my home's square footage differ from tax records?
Tax records may be outdated or not reflect recent renovations. The county may have used a different measurement method than an appraiser.
Does the basement count toward square footage?
Only if it’s finished, heated, and meets ceiling height requirements. If it's below-grade (fully underground), it may not count in GLA.
Can I list my home with incorrect square footage?
No. Misrepresenting square footage can lead to legal issues. Always verify before listing to avoid disputes.
How can I measure my home’s square footage?
Hire an appraiser, check blueprints, or measure each room and add the totals.
Does an enclosed porch count toward square footage?
Only if it’s heated, finished, and meets livability standards.
King & Edge Real Estate Agents in Boise, Idaho
As experienced Boise real estate agents, we are honored to have the opportunity to serve you and be a part of your real estate journey. Let us guide you towards a successful and rewarding experience, where your goals become our goals, and your vision becomes a reality. Contact us today and discover the unparalleled service and expertise that sets King & Edge Real Estate apart as we help you sell your home in Boise or find your place to call home.
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Stacey King Boise Real Estate Agent
Raised in a family engaged in custom building and real estate appraisal, Stacey was destined for a career in real estate. Moving to Boise in 2010, she developed a deep love for the area, purchasing her first home in 2016, a step that ignited her passion to help others experience the transformative power of homeownership. Stacey has built her business on integrity, exceptional client experience, meaningful relationships, and community investment. She dedicates a portion of each commission to support local and global charities, with a special passion for the Women’s and Children’s Alliance, aiding victims of domestic abuse. Stacey’s commitment to her clients and her community has paved the way for enduring friendships and a fulfilling career.
