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I noticed this especially from an appraisal standpoint- the appraiser uses the listed sqft of comparables per the MLS (which includes the garage) but since mine is actually measured, it looks much smaller (200-400 sqft on a 1400-1600sqft home). This seems to have a huge effect on the value, how can I overcome this?
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Tyler is absolutely right. In fact it is against NWMLS rules to report the square footage of a home including the garage. An experienced appraiser should confirm the square footages reported on the listing with another source, either the tax records or the building plans. If you suspect your appraisal includes comps with the garage square footage included, I would suggest contacting the appraiser to ask him to verify the comps he used do not include the garages.
The footage shown on the MLS should be of HEATED & FINISHED living space only. The garage should not be included in calculating square footage. If there are listings that are blatantly using the garage in their calculations, they are manipulating their listings and potential buyers.
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