Why can't you list your square footage as stated in tax records also? Why are the tax records different that what your real sq footage is? Maybe call your tax assessor and ask what they are counting as sq ft that you aren't. Maybe you would be correct by adding the 600 sq ft to be in line with the county.

In our area, there are several square footage "sources" you can use to list sq feet in the MLS. Appraisal data, builders' plans, tax records, personal measurements, etc. These can vary by several hundred feet. As long as it's documented authentically, however, you can site whichever source you like.

If the rules of your area's MLS are similar to ours, as long as the Realtor is listing the source of the sq footage, she is doing nothing wrong.

Sounds like the difference of a garage.

You can't change 'theirs', but you can add to your lising the 'actual, exterior measurement of living space' AND the 'assessor's measurements'. Buyers looking in the area should pick up on this and ask questions -- or break out their tapes!

I'm wondering if you're all being taxed on non-living space because the assessor is including it (possibly garage space, as lyfia has noted). Maybe that's the custom in your area? In my area only above-ground HVAC-ed space is taxable. (No basements, attics, garages, porches, terraces, garden sheds, whatever.)

If there is a discrepancy in the s/f, simply have your realtor include an explanation in the notes section on the MLS. ie, "square footage per builder" or "square footage reflects (or doesn't reflect) 1000 ft basement, garage..." As long as it is clarified, you are not being dishonest.
Jo

We also have a mandatory "Square Footage Disclosure" form where the source of the SqFt is to be checked off, one of the checks is the tax records from the assessor.
My last statement in the remarks section is "Sq Ft approx.", putting the buyer on notice to check for accuracy if it's important.

Our garage is 400 sq. feet so even with that taken out it's still over 200 sq. ft difference. What's crazy is that there is five houses of the same floor plan listed and every single one has a different sq. footage. My house is the only one of my floorplan that's for sale now. I am using the sq. ft. from my original contract with the builder, the builder also has the floorplans of the houses on their websites but no one is using that sq. footage but me and one other person. I have no idea why the tax records are so off but they are for everyone I know in my area, I found out because there is a website that lists them.

Buyers would have to be pretty much blind to not notice a 400 to 600 square foot difference between what's stated an how the house "feels". Less than 200 square feet I can see (indeed, I got scammed on 102 square feet on my own house) but get much above 200 square feet and most buyers are going to think something isn't right.

Do they have to list the sq footage? I'd be inclined not to.

I don't think ours was listed (we had an addition whereas, most in our neighborhood did not). We searched solely by price, # bed, # bath, and lot size. After that we decided what we wanted to so, but no decisions were based on sq footage (I don't recall seeing many listed).

I imagine those visiting your neighborhood would be inclined to visit similar houses in the same area.

kurtg seems to describe how most buyers are likely to look at property listings. I imagine square feet is a secondary issue at most.

If you're really chafed about it, you could have your realtor tell prospective buyers that your sq. foot total is accurate and that if they're looking at other houses in the neighborhood they should confirm the accuracy of the sq. ft. totals, since sometimes they get "overstated" in the property listings.

You may be worrying about nothing :-)

Its OK to be cold about it. Informed buyers and sellers, will measure it themselves. Pricing by the sq. ft' is common but you can (and should IMO) assign different values for different spaces.

Figuring replacement costs and comps to the neighborhood is just one aspect of valuation. Adding and subtracting from the sum of the parts is how I find the value to me. Your mileage may vary.

For instance, with heating and cooling costs rising, an overly lrg. house may be viewed negatively as opposed to a house more on the cozy side. Also, if someone is looking based on sq footage and finds your home roomy feeling comparatively ... thats a good thing.

The lot matters. Mature trees and easy maintenance or elaborate landscaping. Too big, too small, too steep, too close to a busy street, oddly shaped, fenced or not etc. and all of those things can be found in the same neighborhood.

If the basement or other space is finished, floor, ceiling, heat and AC, everything, in an acceptable manor, I count it but not at full price and I know folks that won't count paneling or suspended ceilings at all. I think carpet and drywall have no place below grade or under plumbing and a walk out basement is much more valuable but those are my own personal quirks. I don't count the upper floor of a 1.5 or 2 story the same as the main main level since I prefer ranches and_to me_ an unfinished basement is preferred since I can see any deficits the foundation may have, its much easier to make any plumbing or electrical changes and the space can be developed to my preference.

Partially finished, in this case, meaning walls but no ceiling or flooring or finished spaces much different than IÂd configure would actually be a negative to me. Hard things to put numbers to, making your strict sq ft number less meaningful.

Have fun!

There are SO MANY legitimate and valid ways to measure square footage --

Most appraisal districts measure the outside of the foundation and multiply that by the number of floors. Some deduct for the garage, staircases, or two-story rooms - others don't. In a previous house, the appraisal district didn't count space where the ceiling height was less than 8 feet, so most of our attic master bedroom suite was 'free'.

I've seen homeowners measure the interior of rooms, excluding closets and built-ins. You'll get very different numbers that way.

So who's right? Who knows?
But in my real estate listing, I'd sure quote the impartial source whose number gets me a better result.

In my area, sales listings generally list the square footage as the same as the assessor's office listing.

If I were a buyer I would think it was bizarre about all the different sq. footages listed for the same floor plan. I guess that is one worry, also that they might think they are getting a better bargain on a larger house for less money. I hope that they love a house for what's inside and the things about it not for the sq. footage!