Agents list what they can get away with.
Measure before you wire.
Square footage is inflated all the time. The appraisal catches it after you are already under contract. PlanSnapper lets you verify the real number from the floor plan in minutes: before you make an offer.
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The scenario that costs investors money:
Listing says 2,400 sqft. You run comps at $180/sqft. ARV looks great. You make an offer, go under contract, pay for inspection.
Appraiser measures 2,050 sqft. The “350 extra square feet” was a finished basement the agent counted as above-grade living area.
That is $63,000 in inflated ARV. You either renegotiate, walk away, or overpay.
Where it fits your workflow
How investors use PlanSnapper
Before making an offer
Pull the floor plan from the listing, measure it yourself, and compare against the listed sq footage. Know the real number before you negotiate the price.
Fix and flip ARV
After-repair value depends on price per sqft comps. If your sq footage is wrong, your ARV is wrong. Get the real number before you run the numbers.
Verify during due diligence
You have the inspection period for a reason. Use it. Measure the floor plan against what is listed and catch discrepancies before closing.
Rental portfolio
Rent per sq ft affects rent pricing strategy and property valuation. Know the actual area of each unit, not whatever the previous owner claimed.
Appraisal gap prep
If you know the true sq footage before the appraiser visits, there are no surprises. Appraisal comes in low because the sq footage was inflated? You saw it coming.
Remote underwriting
Evaluating a deal in another market? If you have a floor plan, you can measure it from anywhere. No site visit required to get an accurate sq footage.
How it works
Three steps to the real number
Get the floor plan
Download it from the MLS listing, screenshot a Matterport or CubiCasa export, or ask the agent for the builder PDF. Any to-scale floor plan works.
Set one known wall length
Click two points on any wall with a known dimension. A room listed in the floor plan, a lot dimension, anything. PlanSnapper calibrates from there.
Get the real size
Total area in seconds. Exclude garage or basement with a second polygon. Know exactly what you are buying before you make an offer.
Start measuring today: day passes from $9.
Upload a floor plan →What users say
Built by an appraiser. Used by professionals.
I built PlanSnapper because I was tired of printing floor plans and measuring them with a ruler. Now I verify GLA from my desk in minutes. It’s completely changed my appraisal workflow.
Austin F.
Real Estate Appraiser, 14 years
From raw floor plan to measured GLA
Upload any floor plan and get every perimeter measurement with total size.
Pricing
Simple pricing.
One floor plan or many? Get 24-hour access or go unlimited.
- ✓ Up to 5 floor plans
- ✓ Full access for 24 hours
- ✓ Great for a single job
Billed $288/yr · 2 months free
- ✓ Unlimited floor plans
- ✓ Save and resume anytime
- ✓ Includes all current and future tools
- ✓ Best for ongoing work
No setup or downloads required · Instant access after checkout
FAQ
Common questions
Know what you are buying before you buy it.
Upload the floor plan. Set one wall length. Get the real size in minutes.
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