Jonathan LopezIs My Woodland Hills Home's Square Footage What an Appraiser Will Count?
Most Woodland Hills sellers think of square footage as one fixed number. It is not.
Gross living area
According to NAR Magazine (May 1, 2021), appraisers on the standard residential appraisal form use gross living area, which is finished, above-grade residential space. It excludes unfinished areas, unlivable areas such as stairwells, below-grade space such as walk-out basements, garages, porches and patios. For detached and attached one-unit homes, appraisers use the exterior dimensions of each floor. For condominiums in multiunit buildings, they use interior perimeter dimensions.
Where disputes come from
Public records measure by their own standards, which do not always match the appraisal standard, and appraisers must explain differences between data sources in their reports. NAR notes the ANSI Z765 measuring standard was voluntary when it wrote, and that as of April 1, 2022 Fannie Mae requires appraisers to use it on appraisals with interior and exterior inspections.
Why the stakes are real
Movoto shows a Woodland Hills median of $597 per square foot for September 2026, with a median sale price of $1,299,000 (updated October 19, 2026). At $597, a 200 square foot difference is $119,400. That figure is my own arithmetic, only multiplication, not a prediction. Appraisers do not value every square foot at the median, and a finished room, a garage conversion, and a permitted addition are treated differently.
What to do before you list
Pull your county record, find your plans or permits, and have the home measured if the numbers do not line up. Pricing off the wrong number can cost you at the appraisal. A free market analysis for any Woodland Hills home is available from me.
Related reading: my seller's guide.
This is general information, not tax, legal or investment advice. Figures are averages or examples and may not apply to a specific property.
Frequently Asked Questions
What is gross living area?
Finished, above-grade residential space that an appraiser counts on the standard appraisal form (NAR Magazine).
Does my garage count?
No. NAR lists garages among the spaces excluded from gross living area.
How do appraisers measure a house?
For detached and attached one-unit homes, by the exterior dimensions of each floor (NAR Magazine).
Why is my county record different from my listing?
Public record standards do not always match the appraisal standard, and appraisers must explain any differences.
Is $597 per square foot what my extra space is worth?
No. It is the September 2026 Woodland Hills median across all sales. Individual spaces are adjusted differently.
What is ANSI Z765?
A residential measuring standard. NAR reports Fannie Mae has required it for appraisals with interior and exterior inspections since April 1, 2022.
Thinking about buying or selling in Woodland Hills?
Or call (818) 934-7576.