Square footage is one of the most referenced numbers in real estate listings, yet it is also one of the most misunderstood. Buyers often use it to compare homes, calculate price per square foot, and evaluate value. Sellers rely on it to position pricing strategically. Whether you are evaluating a condo in Midtown, a high-rise in Buckhead, or a historic home in Virginia Highland, understanding how square footage works is essential.
This guide explains how square footage is calculated, what is included and excluded, why numbers sometimes vary, and how buyers and sellers should interpret this data in Atlanta real estate.
What Is Square Footage?
Square footage refers to the total finished interior living space of a property. It represents the measurable floor area within the walls that is intended for residential use.
This number is commonly used in listing descriptions, appraisal reports, and comparative market analysis.
How Square Footage Is Measured
There are multiple methods for measuring square footage. In Georgia, square footage may be sourced from:
- Tax records
- Appraisal reports
- Builder plans
- Professional measurement services
Appraisers often follow ANSI measurement standards when calculating gross living area.
What Is Included in Square Footage?
In most cases, square footage includes finished, heated, and above-grade living space. Common inclusions are:
- Bedrooms
- Bathrooms
- Living rooms
- Kitchens
- Finished interior hallways
Finished basements may or may not be included depending on whether they are above grade and permanently heated.
What Is Not Included?
Areas typically excluded from official square footage include:
- Garages
- Unfinished basements
- Attics without permanent flooring and heating
- Balconies or patios
- Common condo hallways
In condos, square footage usually reflects only the interior unit space.
Why Square Footage Numbers Sometimes Differ
It is common for square footage numbers to vary between tax records, appraisals, and MLS listings. Differences may occur due to:
- Outdated tax assessments
- Unpermitted additions
- Measurement methodology differences
- Rounding variations
Buyers should rely on appraisal reports for lender-confirmed measurements.
Understanding Price Per Square Foot
Price per square foot is calculated by dividing the list price or sale price by total square footage. This metric helps buyers compare properties within the same neighborhood or building.
For example, comparing units in the Midtown condo buildings section can reveal how similar properties are priced relative to size.
However, price per square foot should never be the sole valuation metric.
Why Larger Homes Often Have Lower Price Per Square Foot
Smaller homes and condos frequently show higher price per square foot numbers. Larger homes may have lower price per square foot due to diminishing marginal value on additional space.
This is normal and does not automatically indicate better or worse value.
Condo Square Footage Considerations
Condo buyers should understand that shared amenities such as gyms, pools, and rooftop decks are not included in individual unit square footage. However, these amenities can influence overall value.
Buyers exploring options through the Atlanta condo buildings directory should compare both unit size and building features.
How Square Footage Impacts Appraisals
Appraisers compare similar homes based on square footage, condition, and location. Significant discrepancies in square footage may affect valuation and loan approval.
Reviewing Past Sales provides insight into how similar properties were valued.
Open Floor Plans and Perceived Space
Two homes with identical square footage can feel dramatically different. Open layouts often feel larger than segmented floor plans.
Ceiling height, natural light, and window placement also affect perceived size.
Finished Basements in Atlanta Homes
In neighborhoods such as Virginia Highland and other established areas, finished basements may add functional space. However, below-grade square footage is typically valued differently than above-grade living area.
Buyers should understand how these areas are classified before comparing pricing.
Why Square Footage Alone Does Not Determine Value
Location, condition, updates, and building reputation often outweigh raw square footage. A smaller condo in Midtown may command a higher price than a larger unit farther from walkable amenities.
Explore neighborhood variations through the Atlanta neighborhoods hub.
Square Footage and New Construction
New construction listings often provide precise square footage based on architectural plans. However, minor variances may still occur once construction is complete.
How Sellers Should Verify Square Footage
Sellers should confirm square footage accuracy before listing. Professional measurement services can reduce disputes and strengthen buyer confidence.
Pricing strategy should align with verified measurements and comparable data. Sellers can request a pricing review through the Free Home Valuation page.
Common Buyer Questions
- Does square footage include balconies?
- Why is the tax record different from the listing?
- Does finished basement space count?
- How does square footage affect appraisal?
These questions are common and valid. Clarification during due diligence prevents misunderstandings.
First-Time Buyer Considerations
First-time buyers often focus heavily on square footage comparisons. While important, size should be evaluated alongside layout, location, and building quality.
Additional guidance is available on the First-Time Homeowners page.
Final Thoughts
Square footage is a valuable metric, but it is only one part of evaluating a property. Understanding what is included, how it is measured, and how it affects pricing allows buyers and sellers to make informed decisions in Atlanta’s competitive market.
If you are buying or selling and want a detailed evaluation of comparable properties, you can start the conversation through the Space Intown contact page or explore active inventory through Featured Listings.
