Which Square Footage Figure Should I Use?

Types of Square Footage Figures

When it comes to real estate, not all square footage is created equal. Several different measurements are used throughout a property’s lifecycle, from construction to listing to closing, and each one serves a unique purpose. Understanding the distinctions between these figures can help you avoid costly misunderstandings and better evaluate what you’re buying or selling. Below are the four most common square footage types you’re likely to encounter.


Living Area (Heated and Cooled Square Footage)

This is the square footage that most buyers care about, such as spaces that are finished, heated, and cooled. It includes bedrooms, bathrooms, kitchens, living rooms, and finished basements (if climate-controlled). This figure excludes garages, storage areas, and porches, which is why it’s considered the most accurate representation of livable space. Appraisers and real estate agents often rely on this number when comparing similar homes.


Total Square Footage

This number includes every covered or enclosed area of a property, garages, patios, porches, and sometimes even attic space. Builders may use this figure when marketing new homes because it reflects the full footprint of the house. However, total square footage can be misleading if you're comparing it to the living area of another home, as it inflates the usable indoor space.


Appraiser’s Square Footage

Appraisers use standardized methods (typically ANSI standards) to measure homes, focusing primarily on finished, above-grade areas. They produce the square footage number most lenders use for financing and mortgages. Their measurements are considered the most reliable for determining fair market value and can even override other figures if discrepancies arise during underwriting.


Assessor’s Square Footage

Tax assessors often use outdated blueprints or rely on generalized estimates, especially for older homes. While this figure may affect your property tax bill, it shouldn’t be taken as gospel for real estate transactions. Discrepancies between assessor records and actual measurements are not uncommon, which is why it’s important to verify with more current sources like an appraisal or a builder’s floor plan.


Why These Differences Matter at Closing

By the time you get to the closing table, square footage may seem like a minor detail, but it can have major implications. If the appraisal report reflects a smaller living area than what was listed, it could affect the loan amount, renegotiate the sale price, or even stall the transaction. Disputes over square footage can lead to uncomfortable conversations between buyers, sellers, agents, and lenders, particularly if expectations aren’t aligned.

From a title company’s perspective, it’s important to understand that square footage does not appear on the legal deed or title documents. Instead, what matters most to us is the legal description of the property: lot boundaries, parcel numbers, and recorded surveys. However, if square footage discrepancies raise red flags, we often work closely with all parties to resolve confusion before the final paperwork is signed. At Crescent Title, we make sure everyone is on the same page to avoid surprises.


How Buyers and Sellers Can Protect Themselves

To avoid square footage surprises, buyers and sellers should be proactive from the start. If you’re selling, get a recent appraisal or consult with your real estate agent to ensure the square footage listed on the MLS is accurate and based on living area, not total square footage. Being transparent helps build trust and avoids renegotiations down the line.

Buyers should always verify square footage, especially if it plays a role in how you’re valuing the home. Don’t assume the tax record or online listing is correct; ask for appraiser measurements or a builder’s floor plan if possible. If something doesn’t add up, don’t hesitate to speak up before closing. A trusted title partner like Crescent Title can also help guide you through any questions that come up about what’s officially documented and what isn’t.


Still Confused? Let’s Clear the Air (and the Square Feet)

Square footage may seem like a small detail, but it has a big impact on your home’s value, your mortgage, and your peace of mind. At Crescent Title, we’ve seen how simple misunderstandings can turn into costly mistakes, and we’re here to make sure that doesn’t happen to you. Whether you’re buying, selling, or just trying to make sense of the numbers, our experienced team is ready to help you navigate every square inch of the closing process with confidence.