Types of Square Footage in Miami-Dade

Congrats to the Buyers and Sellers! – JUST SOLD by Alex Larmier
June 6, 2017
Charming Shenandoah Pool Home – Just Listed by Alex Larmier
July 11, 2017
Show all

Some of the most frequently asked questions by home buyers in Miami have to do with square footage : What is adjusted square feet? What does total square footage include? Is the converted garage included??

Let’s clarify things. When you search the tax records of a property, you will find 3 types of square footage listed : Living Area, Adjusted Area and Total Area.

 

  • Living Area square footage refers only to permitted living space, or air conditioned space inside a home (ie- sq ft under A/C).
  • Total Area square footage includes the living area PLUS permitted garages, open patios, covered entries and carports (ie – the total footprint of a house).
  • Adjusted Area square footage includes the living area PLUS a percentage of permitted garages, open patios, covered entries and carports.

 

In Miami-Dade, we typically use adjusted square-feet to determine the value of a property. Sometimes it can get confusing for buyers when the tax rolls and the MLS differ, and “total” or “living area” are used instead of adjusted. Understanding which type of square footage is actually being used when comparing properties is crucial since it directly affects market value.

 

Here is breakdown of How Adjusted Square Footage is Calculated :

100% of Base Living Area (Air Conditioned Space)
80% of Second story in a 2 Story House
66% of Florida Room or Additions Added after Original
50% of Garage
50% of Utility Room
33% of Carport Area, Covered Patios or Porches*
33% of Roof Overhang Area Greater than 3 feet with Concrete Walkway
25% of Roof Overhang Area Greater than 3 Feet with No Concrete Walkway

**Patios without a permitted roof are not included

 

 If you have any other questions, or would like to chat about Miami real estate, feel free to contact me at 786.301.5357 or larmier.alex@gmail.com