Understanding the True Value of Square Footage

Measuring the square footage of a property may seem like an objective and straightforward task, but you’d be surprised at how many agents and homebuyers misunderstand this pivotal figure. True square footage provides homebuyers a concrete understanding of their prospective domain, but here’s the problem: the rules to determine a home’s square footage are not always uniform across the board. What’s more, much of a home’s value is determined by its size, so accuracy is certainly important. While many real estate agents have their own systems for determining or confirming a home’s true square footage, it doesn’t hurt to update your practices and become an expert on the subject. After all, you may learn a few techniques that could add value to a listing, or better prepare you in guiding house-hunters on the lookout.

1. Do your due diligence

Most towns and cities have a local records department where floorplans and blueprints are kept on file. It’s worth noting that these records don’t typically include any subsequent additions or remodels on a property, but they still give archive hunters a legal baseline when outlining a property’s square footage. Oftentimes, a straightforward online search of a city or county’s records office can pull the information necessary, or else agents can poke around in person to uncover informative blueprints at the records office. Either way, access to original blueprints or floorplans is a great tool for determining livable square footage. As a bonus, original blueprints and floorplans—especially in historic properties—can be intriguing visual aids for prospective buyers, as well.

2. Know the rules

While there aren’t universal standards when it comes to measuring square footage, there are general guidelines that can help determine square footage in an authentic way. Per the American National Standards Institute (ANSI), here are the official recommendations for measuring a home’s real square footage: n Called “below grade spaces,” basements and sunrooms beyond a home’s typical living quarters do not count toward a home’s true square footage. According to ANSI, even big draws like finished basements don’t count toward a property’s Gross Living Area. Of course, even below grade spaces have their own desirable value and should be outlined as such on listings. n Did you know the space inside closets and on stairways counts toward a home’s square footage? Even if these areas are relatively small, they still add to a property’s calculable square footage. n When recording square footage, ANSI actually suggests performing measurements from a property’s exterior—though this method does not account for the thickness of exterior walls, which could skew square footage numbers. n Just like below grade spaces, a garage, a pool house, or even a guest house should not be included in a property’s Gross Living Area. The rationale at work here is this: if you must go outside to access additional living areas, then they are beyond the square footage scope of the primary dwelling and should not be included in a home’s Gross Living Area.

3. Double-check by doing the dirty work

Buyers and sellers have or will make a sizable investment in a property, so isn’t it fair to double-check all the relevant facts and figures when it comes to true square footage? If you want to take on the endeavor yourself, here are a few helpful steps to take. n First, you’ll need a few things to get started, including a tape measure that can measure at least 100 ft., graph paper, and a pencil. n Next, choose a room to start measuring wall-by-wall. Measure Wall 1, then proceed to assign each square on the gridded paper a corresponding measurement, rounding to the nearest tenth of a foot for the sake of clarity. n From there, draw out the wall you measured and measure the remaining walls in the room. Once you’ve completed the room’s measurements, multiply the room’s length and width to determine its square footage. n As you go measure throughout the home, using your own system to scale, you will construct a failsafe floorplan.

Mastering your craft is everything, and the real estate industry is no different. Every now and again, it’s worthwhile to update your well of information, take matters into your own hands, and continue to innovate with the industry. While square footage may not seem like the juiciest starting off point for such a venture, never forget: mastery of technical knowledge is a sure sign of expertise.

NIKKI “G” GRZEGORZEWSKI

Successful real estate agent Nikki “G” Grzegorzewski has been selling lifestyles to residents of Orange County NY and the whole Hudson Valley area for over 24 years. When she migrated from Poland in 1994 with a degree in physical therapy, she never dreamed she would practice real estate. Located in Victorian style Warwick, Nikki specializes in historic, luxury and residential properties. Since she is local to the area, she is knowledgeable not just about the market but the local schools, businesses, and amenities. Much of Nikki’s business comes from satisfied repeat clients, and to that end referrals from those clients. When asked about the source of her business, Nikki stated, “Most of my clients become my friends. If there is an opportunity to share, they always refer me.” Many of her clients and colleagues also believe she is a good listener and takes the time needed to assess their needs.

Nikki’s career in real estate started in 1998 when she had a conversation with a person named Barbara White. Barbara, at the time, was a broker of a local boutique real estate company. That conversation immediately sparked Nikki’s passion for real estate and drove her to pursue her license. Nikki stated, “When I was pregnant with my older son in 1999 and my English wasn’t great, I somehow passed the test and received my license. It was right before having the baby, too!” Nikki worked with Barbara White’s firm for 10 years learning and absorbing everything she could until she decided to advance her career with a larger company. In 2008 Nikki decided to join a large national brand with a local presence. There, Nikki continued to grow her business and network for 11 years. During that time she was actively pursued by numerous other firms because of her strong presence in the community.

Nikki’s real estate career grew as her children did: like bamboo, but in 2021 when Nikki reached a precipice in her career, she decided that she needed to make a change. After scouting around examining other agencies Nikki finally decided to do business with Keller Williams Realty/Keller Williams Luxury International. Nikki found that brokerage was the best fit to help her grow, conquer her limiting beliefs, and path out a successful future for her and her family. Today Nikki is consistently rated as one of the top ten agents at Keller Williams Realty and is amongst the top 5 real estate agents in the tri-state area. Never having given a thought to real estate in the past, Nikki thoroughly enjoys what she does now. “It’s selling a lifestyle to people,” she remarks. “It makes me feel good and rewarded when I can deliver and make clients happy by selling them the lifestyle they choose. When buying and selling a new home, many people are facing a new chapter in their life, and I love to be a part of it!” The faith and trust that Nikki’s clients have in her is what helps her to continue nurturing those relationships every step of the way.

Nikki’s community minded attitude keeps her busy, as well. As a board member for the Warwick Valley Chamber of Commerce, she volunteers at local events and helps promote local businesses. While her social life is busy volunteering and networking with others in her industry she loves to work out, go hiking, enjoys boating, and has just taken up pickleball.

When you ask Nikki what her future plans are she states that she simply wants to grow her business. She is looking to sell a lot and list a lot, make her sellers and buyers very happy by selling them their dream homes, and to continue to gain the trust of her clients.

Nikki also speaks both fluent English and Polish.