Most Reliable Gross Living Area (GLA) Data Source
What is Gross Living Area (GLA)? HUD defines GLA as the total area of finished, above-grade residential space. It is calculated by measuring the outside perimeter of the structure and includes only finished, habitable, above-grade living space. Finished basements and unfinished attic areas are not included in total gross living area.
When completing a home appraisal, appraisers typically measure and sketch the subject property to obtain the home’s exact gross living area. However, real estate agents typically do not measure a home and must rely on a data source for this information. Realtors have access to multiple data sources; MLS, Realist / Realquest, IMAP, IDX, Broward County Appraiser, etc. Typically each source has a different number, so which one is the most accurate? With close to 15 years appraising and measuring homes in Broward, it has been my experience that the Broward County Property Appraiser’s sketch is the most accurate data source for GLA.
Here is a recent real life scenario of both a one story home and two story home.
One story home: I completed an appraisal on home in Coral Springs and measured the property to have a GLA of 1,360 sf. The tax record in MLS noted the GLA as 1,560 sf and Realist / Realquest reported 1,404 sf. The Broward County Property Appraiser’s sketch noted the GLA as 1,350 sf.
Two story home: I completed an appraisal on home in Tamarac and measured the property to have a GLA of 1,900 sf. The tax record in MLS noted the GLA as 1,945 sf and Realist / Realquest reported 1,912 sf. The Broward County Property Appraiser’s sketch noted the GLA as 1,896 sf.
In both cases above the Broward County Appraiser’s sketch was the most accurate data source.
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