By Joseph T Ellington Jr – Licensed Residential Appraiser, Capital Valuations. Updated September 2026.
Agents: verify living area before it goes in the MLS
A listing’s square-footage figure can shape a buyer’s search and price expectations. When the figure is sourced from tax records, builder plans or an owner, identify the source and check whether it describes the actual finished dwelling. An overstated number can create confusion when a later appraisal uses a different method. The goal is accurate marketing, not a claim that a single standard governs every MLS entry.
A pre-listing area checklist
- Record the source, date and any caveat for the area figure.
- Compare visible additions, finished rooms, garage conversions and basements with that source.
- Ask whether the figure includes above-grade finished area only or mixes other spaces.
- When a discrepancy is material, arrange an appropriate measurement and retain the sketch.
- Describe separate areas clearly in marketing, following MLS rules and brokerage guidance.
Why an appraisal number can be lower without a valuation mistake
A tax-card figure may be outdated or use a different convention. A finished room below grade may be valuable but categorized separately from above-grade finished area in an applicable lender report. Fannie Mae’s area-reporting guidance addresses this distinction and ANSI Z765-2021 for covered assignments. Read our ANSI guide and discrepancy checklist before assuming a report is wrong.
| Document | Useful context |
|---|---|
| Builder plan | Design dimensions; confirm construction matches |
| Assessor card | Public record, possibly dated or defined differently |
| Professional sketch | Measured area and stated method |
| Permits | Dates and scope of additions or conversions |
If the lender’s appraisal appears factually wrong, provide the actual evidence to the lender through its ROV process. Do not tell an appraiser the number needed to make a transaction work. For a private pre-listing appraisal in Hampton Roads, contact Capital Valuations with the property address and records.
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