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 60 seconds — 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
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.
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.
You have the inspection period for a reason. Use it. Measure the floor plan against what is listed and catch discrepancies before closing.
Rent per sq ft affects rent pricing strategy and property valuation. Know the actual area of each unit, not whatever the previous owner claimed.
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.
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
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.
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.
Total square footage in seconds. Exclude garage or basement with a second polygon. Know exactly what you are buying before you make an offer.
Want to try it before you buy? Get started for $9 — instant access.
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FAQ
Upload the floor plan. Set one wall length. Get the real square footage in 60 seconds.
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