Typically, Realtors do not come up with square footage, it’s not their expertise to measure a house. It’s public record.
Living area square footage is measured from the exterior of the dwelling, excluding the garage.(not by measuring interior rooms)
Some configurations can be tricky to measure but the county records should confirm what the permitted square footage is.
Appraisers will often confirm this.
When a property claims a higher square footage
than what was permitted, this is a red flag and possible problem for a loan underwriter and they will request permits.
Unpermitted additions can be a reason for a loan to be declined.
Garage areas that are properly finished AND permitted may be included in GLA
