Guides · Floor Plan Measurement
Square footage discrepancies are one of the most common sources of contract disputes and appraisal surprises. As the listing agent you have the most to gain, and the most to lose: from getting the number right before it goes on the MLS.
Scenario: you list a home at 2,400 sq ft based on county records. The buyer's lender orders an appraisal. The appraiser measures 2,180 sq ft: a 220 sq ft difference. The appraised value comes in below contract price. The deal falls apart or requires renegotiation. This happens constantly. County records, prior MLS listings, and public data are notoriously inaccurate. The only reliable number is one you verify independently.
1. Order a CubiCasa floor plan (most agents do this for listing photos anyway). 2. Download the CubiCasa PDF. 3. Upload to MeasureFloorPlan.com. 4. Trace the above-grade living area and set scale from a labeled dimension. 5. Compare to county records. Match within 2%: proceed. Significant difference: investigate before listing.
County records include basement: If county shows 2,800 sq ft and your trace shows 2,000 sq ft above-grade, the 800 sq ft difference is likely a finished basement. Report them separately on the MLS. Addition not in county records: A permitted addition from 2015 may not have updated county records. Your CubiCasa trace should capture it. Garage counted by county: Some assessors include garage. Subtract it from county records before comparing.
Best practice: use verified above-grade GLA in the primary square footage field. Report below-grade finished area separately. Never combine above and below grade without disclosure: it creates exactly the kind of appraisal gap that kills deals. If your measured GLA differs from county records, note in the listing that square footage is based on floor plan verification.
If you're representing a buyer and the listing square footage seems high relative to what the floor plan shows, measure it before your client makes an offer. A 10% sq ft overstatement at $150/sq ft on a 2,400 sq ft listing could mean your buyer is paying $36,000 more than the home will appraise for.
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Upload your floor plan and trace square footage in any browser: no software required.
Start Measuring →Why should agents verify square footage before listing?
Listing inaccurate square footage exposes the agent to liability (some states have explicit disclosure laws) and risks killing the deal if the buyer's appraisal comes in lower. Catching the discrepancy at listing prevents both problems.
How do I check a CubiCasa floor plan before MLS entry?
Download the CubiCasa PDF, upload it, set scale from a labeled dimension, and trace the perimeter. You'll get GLA in about two minutes that you can compare against the assessor record before submitting the listing.
What if my measurement disagrees with the assessor record?
A 5 percent or larger discrepancy usually means either the assessor missed an addition or the floor plan includes finished basement area. Investigate before listing. Either disclose the discrepancy in the listing or correct the source data first.
Am I liable for inaccurate listed square footage?
It depends on the state and your brokerage's policy. Some states (Florida, Texas, others) have explicit disclosure rules. Either way, a documented independent measurement is your best protection if the figure is later challenged.
Can I use this on every listing?
Yes, and many top agents do. At $4.99 per measurement it's cheaper than the broker's risk exposure on a single complaint, and fast enough (two minutes) to fit any listing workflow.