What To Do If The Square Footage Of Your Home Is WrongThere are many reasons why the square footage listed in MLS may differ from the square footage from the county’s assessment of your property, or even the square footage calculated by a home appraiser. 
Why Square Footage MattersIf you’re selling your home, the square footage is one of the most important features buyers look for. But since these values are frequently estimated rather than properly measured, your home listing might show less Gross Living Area (GLA) than it can take credit for. In addition, the MLS is only a record of what the Real Estate Agent entered into the system, per the information given to them by the seller, there is a chance it could be incorrect. Accurate square footage dramatically affects home price in a competitive market - you need it to be right. A difference of even a few hundred square feet can lead to potential buyers overlooking your home - if they are searching for a minimum size property. Accurate Square Footage Matters More Than EverSquare footage has always played a major role in determining home value - but in 2026, accuracy and documentation matter more than ever. Appraisers are required to clearly explain how living area is measured, what is included, and how discrepancies affect value. With tighter review standards and increased data transparency, even small square footage differences can impact:
Understanding how square footage is evaluated and what happens when it’s wrong, can help homeowners avoid costly surprises. A good home appraiser will look at the MLS listing, look at the square footage on file with the county, and do his/her own measurements. If there is a discrepancy, he/she will dig deeper to find out why. Common Reasons Square Footage Is WrongSquare footage discrepancies are more common than most homeowners realize. Some of the most frequent causes include:
These issues don’t automatically mean a home is “worth less,” but they do require explanation and proper valuation support. What To Do If The Square Footage Is Wrong On Your HouseIf you believe that the public records are inaccurate, you should contact your local county’s assessment department to request that the data be reviewed. The process varies by location; some may ask you to file an appeal or submit a grievance. It may help to submit the recent appraisal, or property measurements done by a certified appraiser, to the department to review and make any adjustments if necessary. Square footage will affect your home’s assessed value, but it also has an affect on how much property tax you pay. If the actual measurements result in more square footage than the county tax assessment office has recorded, using the higher square footage calculation could increase the value of your home. That’s great if you want to sell, but it may also increase your property taxes. Square Footage Questions HomeownersWhat happens if my appraisal shows less square footage than the listing?The appraiser must report the measured living area and explain any discrepancy. Value is based on market reaction, not just total size. Can incorrect square footage affect my loan?Yes. Lenders rely on the appraised living area when determining value and risk. Does finished space always count as living area?No. Space must meet specific criteria for ceiling height, access, heating, and finish quality. Should I get my home measured before selling?In many cases, yes. A professional property measurement can prevent surprises during escrow. Need Property Measurement Services In Phoenix, AZ?If you need an appraisal or measurements of your home to determine actual square footage, we cover the Phoenix area including Scottsdale, Chandler, Gilbert, Mesa, San Tan Valley and surrounding areas. Give us a call to schedule your property measurement services or appraisal. 
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