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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 integrating the new sections into your original article for smooth flow and SEO clarity, while preserving your conversational tone and local focus:

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.Kendall Florida property appraiser evaluating home square footage during site visit for adjusted vs living area measurement.

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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Efficient, Effective, and Ethical! Working with Liz Kenneally was an absolute pleasure. Her efficient and effective approach to real estate made the entire process seamless and stress-free. From the moment we met Liz, we knew we were in good hands. She took the time to listen to our needs and preferences, ensuring that we found the perfect home in South Miami. Liz's commitment to ethical practices and transparency gave us peace of mind throughout the transaction. We highly recommend Liz to anyone looking for a trustworthy and reliable realtor in Miami.

 

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I hired Liz Kenneally to lease out my apartment, and within just 1-2 weeks, she secured long-term tenants who have been a great to work with for the past three years. Her efficiency, professionalism, and warm demeanor made the entire process seamless. Liz understood my needs and executed flawlessly. I couldn't be happier with the outcome. I wholeheartedly recommend Liz!

 

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Finding office space for my company was made effortless thanks to Liz Kenneally's exceptional service. Referred to her by a trusted source, I quickly understood why she comes highly recommended. Liz guided us through every step with professionalism and expertise, ensuring we secured the perfect space to meet our needs. The office space exceeded my expectations, boasting a prime location, generous square footage, and excellent amenities. Liz's attention to detail facilitated a seamless transition into our new workspace. Her responsiveness and proactive communication made the leasing process a breeze. Working with Liz Kenneally was a pleasure, and I wholeheartedly recommend her to anyone in search of commercial real estate. Five stars all around!

 

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Professionalism Personified! Liz Kenneally is the epitome of professionalism. Her attention to detail, proactive communication, and tireless work ethic set her apart from other realtors. Liz guided us through the process of buying our dream home in Coral Gables with ease and confidence. She was always one step ahead, anticipating our needs and addressing any issues promptly. Liz's commitment to excellence and integrity made us feel confident and reassured throughout the entire transaction. We cannot recommend Liz highly enough!

 

~ James and Amanda R.

Liz Kenneally proved to be an exceptional real estate agent. Her expertise in Dadeland area homes, our preferred locale, was truly impressive. Liz's dedication to understanding our needs, preferences, and budget constraints was evident throughout our interactions. She tirelessly worked to find us the perfect home, keeping us updated and promptly addressing all our questions. Liz made the entire process enjoyable, turning house hunting into an adventure. I enthusiastically endorse her to anyone in the market to buy or sell. Thank you, Liz, for your outstanding service!

 

~ Camila I.

5 Stars for Responsiveness, Negotiation skills, Professionalism and communication, Market expertise, Was on point at every turn, from offer to closing.

 

~ Jordi B

Liz went above and beyond to market our property effectively, attracting a flood of interested buyers. Her attention to detail and commitment to showcasing our home in the best possible light truly paid off. We couldn't believe it when offers started pouring in, and even more so when the final sale price exceeded our initial expectations! It was the highest sold price in the community! Liz was responsive, proactive, and always had our best interests at heart. Her negotiation skills were impeccable, ensuring that we got the best possible deal for our property.

 

~ Willy and Gloria P.

Liz was the listing agent for a Miami property I called on and made an appointment to see . That's how it all started.I wasn't working with any agent and I told Liz I didn't want to commit to anyone. She stated she understood, nevertheless, she was relentless in keeping in touch with me. Finally, in one of her phone calls, Liz asked me if she was working hard to get my business ? I said yes, of course. Then she stated, "Imagine, what I am capable of doing in finding and negotiating for you in a tough and competitive Miami market?". That clinched it !

 

~ Arile R.

I want to thank this wonderful Lady that stuck with me until I found just the right place. I am very satisfied and you will always have a friend here. Thank you for everything Liz, you're the best.

 

~ Manny

We trusted her strategy and ended up buying the property that we were initially turned down on. You can say Liz turned that No into a Yes for less money! She is relentless. Thank you, Liz, you are a hard worker, trustworthy, on top of your game and simply a pleasure to team up with you

 

~ Alex Y.

As a business man, one of the things that impressed me about Liz is is her negotiation skills, patience and cool under pressure. She looks for a win-win even though at times we were just being one sided. Liz reminded us it's a sellers' market with properties selling quickly at or little above asking price in the area we wanted to buy.Whatever we weren't familiar with, Liz simplified it so we felt comfortable and understood the transaction.

 

~ Vincent S.

"...One of her best qualities is her ability to stand back, listen to your needs, present you all the alternatives and let you make the original decisions. She is not assertive with her opinion but when she says you better listen because it will be in your own best interest..."

 

~ Ioannis L.

I had a great experience with Liz in the sale and purchase of my new home. She was always available to answer questions with great confidence and knowledge. I consider her a personal friend since we met, through the process of buying this home. Highly recommend her to anyone looking to sell or buy.

 

~ Maria D

Ms Liz Keneally was a angel sent. I was going through personal hardship. And having a hard time not only selling The property but with the result of impending foreclosure. Which at the time was a very difficult time in my life. And she came along. And got a contract within a week. And I have nothing but gratitude towards her and her team. That treated me and my children like family.

 

~ Xenia L.

Liz has been a wonderful real estate agent for us. She is an excellent communicator, and communicates in a very timely manner. Liz provided easy to understand comparisons when we had multiple offers for the property that we were selling. Liz makes sure that all the details are taken care of, and most importantly perseveres in resolving the many issues that arise in a real estate transaction. We have been extremely happy with the work that Liz has done for us. We would highly recommend her for anyone who is seeking to sell or buy property.

 

~ Gary N

As a first time home buyer, I was nervous and worried about being taken advantage of. Liz calmed my nerves and guided me through the process. She was easy to communicate with and took the time to educate me.There were times, we had to negotiate and Liz always made sure to keep the deal alive, while protecting my interests. I have only wonderful things to say about her and would work with her again.

 

~ Sarah S.

Liz was professional from the exploratory stages of home buying to its completion. As a first-time buyer, I was looking into foreclosures. I did not expect the unexpected to say the least. From negotiations to paperwork, I am truly grateful for Liz's knowledge and skills. She guided me through the process and stood by my side when delays arose and frustrations even larger. Her calmness and verbal prowess ultimately helped me secure my very first home! Thank you, Liz!

 

~ Hennifer M

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