Finished square footage is a key factor in property valuation, marketing, and appraisals. This guide outlines what qualifies as finished space, including ceiling height requirements and how to report secondary structures. Accurate reporting helps ensure compliance with MLS policy, legal standards, and the REALTOR® Code of Ethics. Always verify local code requirements with the appropriate city or county authority to ensure compliance.

General Guidelines

Finished Square Feet: Areas with finished flooring, wall covering, and finished ceiling. Finished square footage must also have permanent, sufficient heating and meet ceiling height requirements (see below). Lofts and finished attics are only included if they are accessible by a conventional stairway or interior access. If a ladder or exterior route is required for access, the area does not qualify as finished floor area. Three-season porches or any areas without heat are excluded.

Flooring: Determining if a floor is considered “finished” depends on the floor’s design and intended use. For example, in a condo where a glossy cement floor was a deliberate design choice, it may be acceptable to classify the space as finished. However, a basement that has finished walls and ceiling but an untreated cement floor, may not justify being considered “finished.” 

Ceiling Height: Level ceilings must be at least 7 feet high, with a minimum of 6 feet 4 inches allowed under beams, ducts, or other obstructions. There is no height requirement under stairs. For rooms with sloped ceilings, at least 50% of the finished floor area must have a ceiling height of 7 feet or more to be included in total finished square footage. If that condition is met, all floor areas with a ceiling height over 5 feet are included; otherwise, the entire room is excluded. 

Secondary Structures: Fully finished secondary structures (E.g., a carriage house or pool house) with permanent, sufficient heating are included in finished square footage calculations. The size of the secondary structure must be disclosed in the remarks or supplements, as appraisers may require this information for valuation purposes.

Field Definitions

Above Ground Finished Square Feet
Total finished square footage at or above ground level, based on the front view of the structure.

Below Ground Finished Square Feet
Total finished square footage below ground level, based on the front view of the structure.

Above Ground Total Square Feet
Total finished and unfinished square footage of the main and upper floors. Bonus rooms above garages are included only if accessible from the interior of the home.

Below Ground Total Square Feet
Total finished and unfinished square footage below ground level. Tuckunder garages are excluded.

Main Floor Total Square Feet
Total finished and unfinished square feet of the main floor only. For 1-, 1.5-, or 2-story homes or split levels, the foundation footprint and any main-floor interior overhang may be included. In split-level homes, the entry/foyer area is included. Three-season porches and all exterior features, even if covered (e.g., porches, decks, patios) are excluded. 

Foundation Size
The square footage of the structure’s permanent footprint—typically the enclosed, first-floor area that sits on the lot. Porches, garages, overhangs, or similar attached structures are excluded. Learn more.

Garage Square Feet
The total square footage of the entire garage. Add-on areas such as lofts or upper levels are excluded. This helps buyers evaluate the number and size of vehicles or items that can fit. Garage Square Feet is not required for condominium style. Learn more.