In Utah’s active real estate market, many homeowners hear quick estimates like “homes in this area are going for $230 per square foot.” That kind of rule-of-thumb pricing assumes one thing is correct from the start: the square footage. Unfortunately, that number is often wrong. County records, older MLS listings, or real estate websites may all show different figures for the same home. If those numbers are off, your entire pricing strategy could be built on shaky ground.
When square footage is incorrect, the consequences can be expensive. You might overprice your home and scare off buyers. Or worse, you could underprice it and leave real money on the table. That’s why getting an accurate, verified measurement before listing is one of the smartest decisions a seller can make.
Why Some Utah Homes Are Difficult to Measure Correctly
Not every home in Utah is simple to measure. Newer one-story homes with straightforward layouts are typically easier to verify. But many homes in Salt Lake, Utah, and Davis counties were built in phases, remodeled over time, or designed with unique layouts that don’t fit neatly into a box.
Homes with multiple levels, split entries, daylight basements, or hillside construction create real challenges when it comes to calculating accurate living area. There’s also the issue of additions and remodels that may not have been reflected in the county assessor’s data. Even within the same neighborhood, you can find wide variations in how square footage is recorded and reported.
A home in Bluffdale with a full basement walkout and loft bonus room might show as 2,100 square feet in tax records, but a professional measurement could reveal nearly 2,500 square feet of above-grade living space once properly measured under ANSI standards. That 400-square-foot discrepancy could change the price point of the listing by $100,000 or more, depending on comps in the area.
What Counts as Square Footage, and Why It’s Easy to Get It Wrong
Appraisers use a specific definition for what counts as finished, livable space. It’s called Gross Living Area, or GLA. This isn’t just a number pulled from public records. It’s a detailed measurement based on ANSI standards that account for ceiling height, accessibility, and whether the space is fully above grade.
Finished basements, for example, are typically not included in the main square footage total, even if they are beautifully remodeled. Rooms with low ceilings or unfinished areas may also be excluded. A bonus room over the garage might count, but only if it meets strict criteria. These rules exist to create consistency across the appraisal industry, but they also highlight how easy it is to get it wrong without expert help.
Even agents and seasoned homeowners often assume that anything finished and heated counts as living space. That’s not always the case. The risk is that a home is marketed with square footage that doesn’t match how the buyer’s lender or appraiser will define it, setting the stage for a price reduction or fallout later in the process.
Measurement or Appraisal? Here’s How to Know What You Really Need
Sellers often ask whether they need a square footage verification, a full appraisal, or both. The answer depends on the situation.
A square footage verification is a focused service that provides a precise measurement of your home’s livable area. It includes a sketch, total GLA, and room breakdown — but no market value opinion. This service is ideal when you’re confident in the pricing strategy but need accurate numbers to support the MLS listing and seller disclosures.
A full appraisal, by contrast, includes both the measurement and a formal estimate of market value. This valuation is based on comparable sales, condition adjustments, and local market analysis. It’s the right choice when the value itself is in question — not just the square footage.
If you’re listing a home in Herriman with an unusual layout, for example, and you already know what similar homes have sold for, a measurement might be enough. But if your home is one of a kind, has recent improvements, or you’re navigating a legal or financial process, an appraisal is often the better fit.
Scenarios Where a Measurement Alone Makes Sense
You may only need a square footage measurement if you're preparing to sell and want to verify the listing is accurate, especially if previous MLS entries, appraisals, or tax records don’t agree.
This is also a smart move if you’ve added onto the home, finished a level, or made changes not yet recorded with the county. Many homeowners also request measurements to correct discrepancies on record, prepare FSBO listings, or simply have updated documentation for planning purposes.
A square footage verification is cost-effective, fast, and carries the authority of a certified appraiser who follows the same ANSI standards used in lending appraisals. It’s one of the most affordable services you can order as a homeowner — and one of the easiest ways to avoid confusion during the listing and negotiation process.
Scenarios Where You’ll Need a Full Appraisal
If you’re dividing property in a divorce, settling an estate, applying to remove PMI, disputing your tax assessment, or offering seller financing, you’ll likely need a full appraisal. These scenarios require a supported opinion of value — not just a measurement.
Appraisals are also helpful for pre-listing strategy in cases where comps are inconsistent, or where pricing a property confidently depends on more than square footage alone. If your home is unique in the neighborhood, recently remodeled, or in an area with shifting values, a full appraisal gives you a stronger foundation for setting your price.
Why the Numbers Matter to Buyers, Agents, and Lenders
Square footage doesn’t just help the seller. It influences how the entire transaction unfolds. Real estate agents rely on GLA figures to determine price per square foot comparisons. Buyers use those same numbers when evaluating value across multiple listings. Lenders depend on appraisers to verify that the property supports the loan amount being requested.
When the square footage is off, everyone in the transaction feels it. A buyer may make an offer assuming the home is 2,300 square feet, only to receive an appraisal showing 2,000 square feet — and question whether the price is fair. An agent may prepare a competitive market analysis (CMA) using inaccurate data. A lender may flag the file for review if the home appears overpriced based on square footage discrepancies.
What starts as a small data mismatch can grow into a real financial problem if not addressed early in the listing process.
Why Local Knowledge Makes a Measurable Difference
In places like Park City, where homes are built into hillsides and contain multiple levels and half-stories, square footage can be especially hard to define. In Sugar House and The Avenues, you’ll find older homes with porches, converted attics, and partial basements that create complex measurement scenarios. Even newly built homes in expanding areas like Eagle Mountain or Saratoga Springs can include split entries and flex spaces that aren’t clearly reported in public records.
An experienced appraiser who works regularly in Utah homes understands these variables. They know how to interpret unique layouts, how the local market treats partially finished areas, and what buyers in specific neighborhoods are looking for.
The Best Time to Measure Is Before You List
Getting a measurement after you’re already on the market is better than not getting one at all. But the ideal time is early in the listing preparation process — before your agent inputs square footage into the MLS and before buyers start comparing your home to others online.
Verifying your square footage upfront gives you peace of mind and arms your agent with accurate information. It also protects against misunderstandings or re-negotiations when the buyer’s appraiser eventually enters the picture.
If you’re not sure whether your home’s listed size is right, or if you’ve made changes over the years that were never updated publicly, that’s your cue to call an appraiser.
A Confident Sale Starts With the Right Numbers
Your home’s size affects your price, your visibility, your offers, and your ability to close. In today’s market, where buyers are comparison shopping more than ever, accuracy matters.
Square footage isn’t just a number. It’s one of the clearest reflections of your home’s value — and it deserves to be correct. If you’re planning to sell, preparing to list, or even just curious about what your property includes, Minson Appraisal Group can help you get the facts right from the start.
We provide trusted, ANSI-standard measurements and full residential appraisals across Salt Lake, Utah, Davis, Tooele, Summit, and Wasatch counties. If you’re ready to move forward with confidence, reach out today.
Why Verifying Square Footage Matters More Than You Think in Utah Real Estate