How Is Square Footage Calculated in Miami-Dade County?

Many home buyers justifiably get confused about how the size of a home is advertised and calculated. What is adjusted square feet? What does total square footage include? How about “under air” or living area?

When online, you will likely find one of three types of square footage listed: Living Area, Adjusted Area or Total Area.

  • Living Area = the square footage of the permitted living space (or air conditioned space) inside a home. Some might also call this the “under air” square footage.

  • Adjusted Area = the square footage of the living area PLUS a percentage of permitted garages, open patios, covered entries and carports.

  • Total Area = the square footage of the living area PLUS permitted garages, open patios, covered entries and carports (i.e. the total footprint of a house and attached structure).

In Miami-Dade County, agents typically use adjusted area to determine the value of a property. This is already in conflict with an appraiser who measures only living area square footage. It can get confusing for buyers when the tax roll 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 the home’s air conditioned space
80% of second story in a two-story house. This would also apply for a third floor.
66% of Florida Room or Additions added after original build date
50% of a Garage
50% of a Utility Room
33% of Carport Area, Covered Patios or Porches**
33% of Roof Overhang Area greater than 3 feet with a concrete walkway
25% of Roof Overhang Area greater than 3 Feet with no concrete Walkway

**Patios without a permitted roof are not included

It is also critical to understand that the accepted survey/appraisal practice is to measure the above spaces from the exterior of the structure, meaning the space inside is less. Counterintuitive, but still the way its done.

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