How Is Square Footage Calculated in Miami-Dade County?

Some of the most frequently asked questions I get from home buyers have to do with square footage. What is adjusted square feet? What does total square footage include? How about “under air”?


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

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

  • 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).

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


In Miami-Dade County, appraisers (and agents) 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. This would also apply for higher stories.
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

It is also critical to understand that the accepted 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.

This is the expertise that I bring to every real estate transaction. Give me a call so I can help you with your next real estate deal.

LEASE: Live Oak Community 4BR/2BA


New roof and air conditioner round out this wonderful community home with vaulted ceilings.


Mature tree out front makes this a unique home among the 55 others in Live Oak. Master suite is just HUGE!


Loads of closet and hanging space in the master suite. Split plan for the other three bedrooms with sizable shared bath in between. Large living area with loads of light pouring in.


The kitchen is surprisingly large with dining and eat-in options. Newer appliances.


Washer and Dryer are newer and in the well-kept one-car garage. Backyard is sun soaked all morning and well into the early evening. Fenced for pets!

Consistent large ceramic tiles throughout make this a wonderful choice. Close to everything.


9963 SW 147th CT
Live Oak Community
MLS #: A10652309
Miami, FL 33196
Listed at $2200/month


MDFR Engine 50 Push-In Ceremony

Today alone, Miami-Dade Fire Rescue brought three new engines into service and added 49 firefighters to the County. In Palmetto Bay, it was Engine 50 that arrived.


As is tradition, from the days when fire engines were pulled by horses and could not be backed into the fire station, the community held a Push-In Ceremony where everyone on hand literally lent a hand by pushing the engine into the garage for the first time.


Fire Chief Dave Downey introduced Mayor Karyn Cunningham who was joined by Councilmembers Fiore and Matson. The Mayor thanked Miami-Dade Mayor Carlos Gimenez and County Commissioners (including District 8's Daniella Levine Cava, who also attended) for approving the budget that allowed Palmetto Bay to receive the state-of-the-art engine.


Mayor Cunningham thanked the Station 50 firefighters themselves by presenting them with a key to the city. The engine will provide additional 24/7 protection to Palmetto Bay residents.