If you’ve been browsing real estate listings or reading appraisal reports
in Kendall or surrounding Miami areas, you might’ve run into two terms
that sound pretty similar: adjusted square footage and living area
square footage. At first glance, they seem interchangeable—but they’re not.
And understanding the difference can make a big impact when you're buying,
selling, or pricing a home.
Let’s break it down in plain English so you can confidently evaluate any
property in Kendall, The Falls, South Miami, or nearby neighborhoods.
What Counts as Living Area Square
Footage?
Living area square footage (also called air-conditioned space) includes only the parts of a
home that are cooled, heated, and used for everyday living. These are your
bedrooms, bathrooms, kitchen, living room, and any other finished spaces under
air—possibly even an attic or converted garage if it meets building code and
has full climate control.
If you can live in it year-round, and it's legally permitted, it’s
counted in this number.
What Is Adjusted Square Footage?
Adjusted square footage includes the total living area plus portions of other usable but
non-living spaces—weighted at a reduced percentage.
This could include:
Garages
Covered patios or porches
Enclosed lanais or sunrooms
Utility rooms or laundry rooms
Sometimes detached structures
Appraisers don’t count these spaces fully. For example, a garage may be
credited at 20%, and an enclosed porch might be credited at 50%, depending on
finish quality, location, and usability.
This applies not only to single-family homes but also condos and townhomes where enclosed balconies, storage rooms, or private garages might be partially
credited.
Why the Difference Matters in Kendall
Real Estate
Let’s say you’re comparing two properties in Kendall priced at $850,000:
House A shows 2,200 sqft of living
area
House B shows 2,600 adjusted sqft,
but only 2,050 living area sqft
At first glance, House B seems like the better value—more square footage
for the same price. But once you realize most of the extra space comes from a
garage, patio, and other non-living areas, you might rethink that assumption.
This is exactly why buyers and sellers need to understand the type of
square footage being advertised.
Real Example: A Home in Kendall
Here’s how an appraiser might calculate the adjusted square footage of a
typical Kendall home:
Living Area: 1,800 sqft (counted at 100%)
Garage: 400 sqft x 20% = 80 sqft
Covered Patio: 300 sqft x 30% = 90 sqft
Enclosed Porch: 200 sqft x 50% = 100 sqft
?? Adjusted Total: 1,800 + 80 + 90 + 100 = 2,070 sqft
The home “lives” like an 1,800 sqft house, but it gets
a higher adjusted valuation due to the extra usaHere’s how I recommend
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How Builders and Developers Use
Adjusted vs. Living Area
If you're considering new construction in Kendall or nearby areas,
be aware that builders often advertise the adjusted square footage,
which can make homes appear larger in promotional materials than they really
are. That doesn’t necessarily mean they’re trying to be misleading—it’s just an
industry standard to present the “best case” version of space.
However, when you compare that home to a resale property using only
living area sqft, the numbers aren’t apples to apples. Always ask the builder’s
rep or your buyer’s agent for the floor plan with both AC living area
and adjusted totals shown. In many new developments around South Florida,
the garage, lanai, and covered entryways are all partially included in the
adjusted total.
Being armed with this info will help you determine whether that “2,600
sqft dream home” really lives like a 2,600 sqft space—or more like 2,100 sqft.
How Square Footage Is Verified (and
When It’s Not)
In Miami-Dade County, property records often list the living area,
adjusted area, and total area, but errors are not uncommon, especially in older
homes or when renovations were done without permits. Appraisers, real estate
agents, and even buyers will sometimes find discrepancies between what’s on
record and what’s physically measured.
If you’re buying, an appraiser will do their own measurement as part of
the loan approval process. If you're selling and unsure of your home's actual
square footage, your agent can help coordinate a professional measurement to clarify any inconsistencies before listing.
For buyers relying on square footage to justify price per square foot,
it’s worth noting that appraisers follow strict Fannie Mae guidelines for what counts as GLA (Gross Living Area). Enclosed garages or rooms without
permanent heating and cooling systems won’t make the cut.
What About Area Optimization?
Area optimization refers to how well a home uses its square footage. While it’s not a
line item in an appraisal, it can affect both market appeal and appraiser
perception.
For example:
A poorly laid-out 2,000 sqft home
with lots of wasted hallway space may feel smaller than a
well-designed 1,600 sqft home.
If a layout creates functional
obsolescence—think tiny bedrooms or awkward room flow—an appraiser may
make downward value adjustments when comparing it to similar homes.
Buyer feedback also matters. If a
home "feels" cramped despite its size, that perception can
influence pricing trends and comps.
Bottom line? Square footage is important, but how that space lives and
functions can sometimes matter, especially in markets like Kendall where
lot sizes and layouts vary widely.
What Buyers Should Do
Always ask whether square footage
refers to living area or adjusted sqft
Request a breakdown or review the
floor plan if you're unsure
Walk home and think about how the
layout works for your day-to-day life
Remember that features like
impact windows, roof condition, and flooring quality also
matter—especially in Miami-Dade.
A home with better hurricane resistance, for example, may appraise higher
even if it’s smaller than a nearby comparable.
What Sellers Should Know
If you're listing your home in Kendall or surrounding areas, be clear
and accurate about the type of square footage you're using. Inflating the
number with adjusted sqft might look good on a listing, but if buyers or
appraisers dig in and find a mismatch, it could create red flags or appraisal
delays.
Work with your agent to base your price on true living area comps.
Adjusted sqft is helpful—but only when you’re comparing apples to apples.
Quick Recap
Living Area Sqft = climate-controlled interior
space
Adjusted Sqft = living area + partial credit
for usable non-living areas
Applies to homes, condos, and
townhomes across Kendall and Miami
Area optimization affects how the space feels—and
can influence perceived value
Always know what you're looking
at before making a pricing decision
Thinking About Buying or Selling in
Kendall or Surrounding Areas?
Understanding square footage isn’t just about numbers—it’s about value,
function, and how a home truly lives. If you're navigating the real estate
market and need help evaluating a property, I’m here to help.
Contact me today for personalized guidance or a breakdown of a specific home. I
specialize in Kendall and the surrounding Miami neighborhoods, and I’d
be happy to help you make an informed move.
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