Think Your Home is 2,500 Sq. Ft.? A Quick Measurement Could Prove You Wrong!

 


Ever had that moment where you tell someone your home is “about 2,500 square feet,” only to find out later it’s actually 2,300? That missing 200 square feet isn’t just a rounding error—it could cost you thousands of dollars when it comes time to sell.

Whether you're a real estate agent listing a property or a homeowner getting ready to sell, getting the square footage right is one of the smartest moves you can make. And no, your tax records, an old MLS listing, or that "eyeball measurement" from your uncle Bob don’t count. If you want to avoid pricing mistakes, low appraisals, and deal-breaking surprises at closing, you need a professional home measurement.

Let’s talk about why Gross Living Area (GLA) matters, what counts as square footage (and what doesn’t), and how a certified measurement for $150-$250 could save you thousands in the long run.

GLA: The Magic Number That Affects Your Home’s Value

So, what is Gross Living Area (GLA)? In simple terms, it’s the total amount of finished, livable, heated, and cooled space in a home—measured according to ANSI standards.

Why does it matter? Because GLA is a key factor in home value, and appraisers, lenders, and buyers rely on this number when determining a home's worth.

Here’s where things go sideways:

  • If your square footage is listed too high, the home may be overpriced, causing it to sit on the market—or worse, get hit with a low appraisal when a buyer’s lender sends in their own valuation.
  • If it’s listed too low, you’re leaving money on the table. That’s cash you could’ve pocketed, all because of a simple measurement mistake.

And before you say, “Well, I’ll just use my tax records,” let’s talk about how public data is often outdated or just plain wrong.

What Counts as GLA (and What Doesn’t)?

Not all square footage is created equal. Here’s a quick breakdown of what counts as GLA and what doesn’t:

✅ What Counts as GLA:

  • Finished, heated, and cooled areas above grade
  • Spaces with a ceiling height of at least 7 feet
  • Areas directly connected to the main living space (no stepping outside to get there)

❌ What Doesn’t Count:

  • Garages
  • Bonus rooms that don’t meet height or access requirements
  • Attached ADUs (Accessory Dwelling Units) with separate entrances
  • Sunrooms without permanent heating and cooling
  • Partially finished attics or basements

For example, if a homeowner turns half their garage into a fancy home theater, it still my not count toward the home’s official GLA. Sure, it adds value in its own way, but not in terms of livable square footage. That’s why listing it as part of the home’s total square footage can lead to some ugly surprises during an appraisal.

Why Appraisers Follow ANSI Standards (And You Should Too)

Here’s the deal: appraisers are required to follow ANSI measurement standards, and lenders trust these numbers—not whatever square footage was pulled from an old listing.

So if an agent lists a home at 2,500 square feet but the appraiser measures 2,300, guess what? The lender is going to base their financing on 2,300 square feet.

That 200-square-foot difference? That could mean a $10,000 to $20,000 gap in value—or more. That’s how sales fall apart.

Moral of the story? Accurate square footage matters.

How a Simple Home Measurement Can Save You Thousands

This is where a certified home measurement comes in.

For just $150-$250, you get an accurate, professional measurement from a state-certified appraiser. This one step can:
✔️ Ensure the listing price is based on the correct square footage
✔️ Prevent appraisal surprises that derail closings
✔️ Give buyers and their lenders confidence in the home’s value
✔️ Save thousands of dollars and weeks of frustration

It’s a small investment that could save you big money and big headaches.

Don’t Rely on Guesswork—Get It Right the First Time

If you’re about to list a home, don’t take chances on outdated tax records or best guesses. Get it measured by a professional.

If you’re in Montgomery County, Texas, that’s exactly what we do at Lake Conroe Appraisals. Our certified home measurement service gives you accurate, lender-approved square footage so you can list with confidence and sell without surprises.

Click here to schedule your home measurement today!




Location: Conroe, TX, USA

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