In my area's MLS, known as the MRIS or Metropolitan Regional Information Systems, which covers Maryland, Northern Virginia and Washington DC, square footage measurements are not usually listed with the other relevant information about a home for sale. Many clients ask me why this is.

The main reason is that there are a number of different ways to calculate square footage. Square footage is sometimes calculated to reflect the outside area of a home, including closets and even the space within the walls as part of the total square footage. Sometimes the measurement will reflect the total interior area. At other times, it is calculated to include only the livable space, excluding basements, unfinished additions or storage areas. The American National Standards Institute, ANSI, actually decrees that all basements not be included in official square footage measurements, despite the fact that many very livable and comfortable basements exist. As you can see, these different ways of calculating square footage can, and have, lead to trouble in a number of situations.

If, for example, a buyer is comparing the value of a number of homes but their square footage was calculated differently, the comparison is invalid and the buyer may not even realize it. The Real Estate commissions in every state have receive complaints about misrepresented or inaccurate measurements of square footage. To avoid this problem, my area has simply chosen not to list square footage. Those areas that do list square footage often do so with a disclaimer stating that it may not be accurate.

Buyers will often search the county land records of a property they are looking to buy, and unfortunately, this isn't an accurate source for determining a building's square footage either. While many states have a generally accepted method of measuring square footage, these sources can still not be guaranteed.

When an exact square footage is important, do not rely on the number listed in the MLS or any other source. The best way to determine the exact size is for the buyer to visit the home in person. Alternatively, if a buyer is from out of state or country, perhaps they can request their real estate agent's help in either determining or hiring someone to determine an accurate square footage based on an agreed upon method.

If you are a seller and want to let buyers know about all the extra space in your home, listing it as square footage is not the way to go. If you have usable attic or basement space, or a dry and usable storage area that frees up space in the more livable parts of your home, these are indeed assets to you and could mean a timely sale at a good rate if those features are in demand by a buyer. If these are features about your home that you think should be marketed, you may want to measure them individually and include a description of them for your REALTOR® to include in the MLS.

Branden Schroeder is a Realtor serving the Maryland real estate market. Branden's background in law has enabled him to provide a level of service in the real estate market that is unequaled by other agents. For more info on Annapolis real estate contact Branden or visit online at www.marylandhomesandproperty.com